Historic Preservation News

As a last hurrah and a parting shot at historic preservation before retiring as code enforcement officer, Peter Wurster seems to have issued a building permit for the "reassembly" at 215 Union Street of the historic house that once stood at 900 Columbia Street, without a certificate of appropriateness from the Historic Preservation Commission.

This information was brought to light at the Historic Preservation Commission meeting on Friday morning when Gossips inquired if an application had been received for a certificate of appropriateness for the project, which is already underway. When HPC chair Rick Rector indicated that no application had been received, Craig Haigh, the current code enforcement officer, who was present at the meeting, volunteered the information that the project had a building permit. 

The minutes from the September 13 meeting of the Historic Preservation Commission, posted on the City of Hudson website, indicate that Rick Scalera, "special adviser" to Galvan Partners and the Galvan Foundation, told the HPC that Galvan would present the plans to "reuse the design and specifications of that particular house as well as any materials that can be reused at 215 Union" to the HPC for a certificate of appropriateness. That has not happened.

A certificate of appropriateness must be granted before a building permit can be issued. Wurster, it seems, ignored the preservation law--not for the first time in his years as code enforcement officer--and issued a building permit for construction in a historic district without the HPC reviewing the project. What should probably happen now is that the building permit be rescinded and a stop work order imposed until the plans to "reassemble" the house have been reviewed by the HPC and a certificate of appropriateness is granted. It will be interesting to see if there is the will to enforce the law when it comes to historic preservation.

After the issue of 215 Union Street had been introduced, Rector mentioned two other projects in historic districts that he wanted Haigh to be aware of. The first was 8 North Fourth Street--what had been an early Greek Revival town house.

In September, citing "the 'emergency' nature and public safety concerns," Wurster issued a demolition permit to take down the second story of the building, bypassing a review by the HPC. He assured Rector at the time that the project would come before the HPC before any further work was done, but this hasn't happened.

A permit to demolish part of the building was obviously taken as carte blanche to demolish all of the building. Viewing the building from the rear makes it clear that nothing of the original structure remains.

It has been more than seven years since Richard Cohen presented his grand plan to convert the buildings on the northeast corner of Warren and Fourth streets into a hotel to be called the Hudson River Hotel, and in those seven years, all the visible progress on this hotel seems to be demolition.

Although it's claimed that significant and costly work is going on inside, there is no evidence of it. What the public sees is a vacant and apparently derelict building on a major corner of Hudson's main street. It's time for Cohen to come back to the HPC, present his plans for the building, and make an application for a certificate of appropriateness.

Some communities require proof that there is adequate financing to complete a project before the project is allowed to begin, and they impose restrictions on how much time can pass before a project is completed. Given the situation with these buildings at Warren and Fourth, as well as other "ongoing" projects in Hudson, that sounds like pretty good policy.

Another building mentioned by Rector was 509 Union Street where work on the porch is going on. According to Haigh, who issued the project a building permit, repairs are being made to the deck, and the porch will be put back exactly as it was. The owner of the building, however, told Rector that he wanted to "change the entrance and change it all around." The former--simply repairing what now exists--does not require a certificate of appropriateness; the latter--changing it all around--does. Rector asked Haigh to confirm what is really happening.

The struggle to protect Hudson's architectural heritage and preserve community character continues.
COPYRIGHT 2013 CAROLE OSTERINK

Don't Miss Out

Today is the last day for the Hudson Farmers' Market. Buy all the things you need for your Thanksgiving feast--squash, sweet potatoes, Brussels sprouts, cauliflower, leeks, beets, celeriac, kale; apples, pears, or pumpkin for a pie or tart, or maybe an already prepared pie or galette at the farmers' market today. Located at Sixth and Columbia streets, the market is open from 9 a.m. to 1 p.m. See you there!

The Council Commits

In a special meeting late Friday afternoon, the Common Council voted to purchase 701 Union Street and rehab it as the new facility for the police and the city court--something that the City of Hudson has needed for at least nineteen years.

It is rumored that, in the days and hours prior to the vote, former mayor Rick Scalera (now Fifth Ward supervisor) and Fourth Ward supervisor Bill Hughes lobbied some of the aldermen to persuade them to vote against the project. In the end, of the aldermen present at the special meeting, only Robert Donahue (Fifth Ward) voted no, explaining before he cast his vote that he thought the City should build a new building. Wanda Pertilla (Second Ward) and Cappy Pierro (Fifth Ward) both effectively voted no by not showing up for the meeting. 

The yes votes of Council president Don Moore and the seven other aldermen [John Friedman (Third Ward), Nick Haddad (First Ward), David Marston (First Ward), Abdus Miah (Second Ward), Sheila Ramsey (Fourth Ward), Ohrine Stewart (Fourth Ward), and Chris Wagoner (Third Ward)] were sufficient for the resolution to pass.  

What Happened at the Public Hearing

On Wednesday night, there was a public hearing to answer questions and receive comment from the public about the proposal to acquire and rehab 701 Union Street as Hudson's police and court building. Although the meeting was intended to be an opportunity for the aldermen to hear from the community before voting on the project at the special meeting scheduled for 5 p.m. this afternoon, half the aldermen were absent from the meeting. Neither of the two aldermen representing the Second Ward, Abdus Miah and Wanda Pertilla, was present, nor were Sheila Ramsey (Fourth Ward); Cappy Pierro (Fifth Ward), an outspoken opponent of the plan; and Chris Wagoner (Third Ward), who is on vacation.

There weren't very many questions and comments. The principal questioner was Cheryl Stuart, of Citizens in Defense of Hudson, who wanted to know if the Phase II Environmental Study had discovered carcinogens, in particular radon. The answer to this question revealed some interesting information. Although the word radon appears in the report, it turns out that no radon was actually discovered at the site. Rather the report indicates that the vapors from organic compounds found under the slab on which the building sits represent a level of concern similar to radon, a carcinogen whose presence can be easily and effectively mitigated. Joe Rapp, who has been involved in the cost analysis of the project, pointed out that the soil contains the remains of buildings that were there before and explained that any area that has been populated over a long period of time, as this one has, will have the problems found at this site.

Rapp made a point of correcting the misconception that the building is a prefab structure. It is, he explained, a structural steel building--solid and well built, with a useful life well into the future.

Stuart also asked about the financials and was told that the project, which is expected to cost $2,573,175--an amount that includes the purchase of the building and 1.86 acres of land (for $668,000) and a 10 percent contingency--will be financed over 20 to 22 years by a municipal bond. William Clark, counsel to the NYS Court Facility Review Board, pointed out that 33 percent of the interest cost will be reimbursed to the City by the State of New York.

Another concern voiced by Stuart had to do with locating the police station on the south side of town. A resident of State Street, she wanted a precinct on the north side of town to provide "a police presence in our area." HPD Chief Ed Moore assured her that the police don't respond to calls from the station and expressed the opinion that concern about response time was not really relevant in a city that was only two square miles. He questioned the assumption that most crime happens in the Second Ward but spoke of his interest in establishing an "office of convenience" in or close to Bliss Towers and Schuyler Court.

A question from Alderman Ohrine Stewart (Fourth Ward) about the cost of the move and furnishings elicited the response that the sale of the current police and court buildings on Warren Street would be ample to cover those costs. Rosemary Zukowski, chief court clerk, volunteered the information that the State will provide for the move and the furnishings "of the court part."

Bart Delaney, Fifth Ward alderman elect, declared his support for the project. "If I were sitting on the Council now, I would certainly vote in support of this project," Delaney stated and went on to express his strong belief that the Council should approve it.

The only naysayer at the hearing was Alderman Bob Donahue (Fifth Ward), who wanted to know why the price kept going up--first $1.2 million, then $1.6 million, now $2.57 million. It was explained to him that the $1.2 million and $1.6 million were the cost of renovation and did not include the purchase price of the building. Rapp admitted that the original goal was to keep the project under $2 million, but the 3,000 square foot expansion required by the Office of Court Administration brought the price to where it is now: $2.57 million.

Donahue also brought up "Civic Hudson," the building proposed in early 2012 by Galvan Partners. Donahue recalled, as he has two or three times before, that the only objection to the project was the two floors of "supportive housing" meant to go on top of the police and court facility. Overlooking the fact that those two floors of supportive housing were critical to the scheme for financing the building, Donahue declared that the building without the top two floors could be built for $3.5 million--"just a little more" than the cost of purchasing and rehabbing 701 Union Street. Donahue seems to have gotten the figure $3.5 million from an estimate provided in 2004 by BBL Construction Services, the builders of the Central Firehouse and county building at 325 Columbia Street.

At the point when Council president Don Moore was ready to adjourn the public hearing, Mayor William Hallenbeck asked Clark to comment on what would happen if the City does not move ahead with the project. As counsel to the Court Facilities Capital Review Board, Clark made it clear that he could not speak for the board, but he did say that it was likely that sanctions would be imposed. The nature of the sanctions would be intercepting state aid to the City, which amounts to somewhere between $1.3 and $1.5 million annually. Clark stressed that the court facilities in Hudson are "woefully inadequate." Guidelines call for 6,000 to 7,000 square feet; the current facility is 1,600 square feet. He said the Hudson city court is one of the five worst court facilities in the state, and the worst in the seven counties that make up the Third Judicial District.  

The Common Council is expected to vote on whether or not to move ahead with the project at a special meeting this afternoon at 5 p.m.   
COPYRIGHT 2013 CAROLE OSTERINK

What's Next for 248 and 250 Columbia Street?

Last night, the Zoning Board of Appeals denied an area variance to Per Blomquist to build a five-unit apartment building on the site of 248 and 250 Columbia Street.

Last month, the ZBA kept the public hearing on Blomquist's project open because they had not received a recommendation from the Planning Commission. Last week, the Planning Commission, on the phoned in advice of city attorney Cheryl Roberts, declined to give that recommendation and tabled the application until their next meeting, to take place on Wednesday, December 11. Since the Planning Commission had tabled the project, it wasn't clear what the ZBA would do, but last night, although ZBA chair, Lisa Kenneally, was absent, as was ZBA member Phil Abitabile, the ZBA, chaired by Russ Gibson, closed the public hearing and, after some discussion, ruled on the project.

Blomquist was at the meeting with attorney Mitchell Khosrova, who was standing in for Blomquist's attorney, Ken Dow. At the outset of the meeting, Khosrova told the ZBA that the notion that every unit in a multi-family dwelling had to be at least 1,500 square feet was a misinterpretation of the Bulk and Area Regulations in the city code. The 1,500 square foot minimum had to do with lot size not apartment size. The discussion of the project, however, was postponed until later in the meeting, when it was expected that Roberts, who had been at the public hearing about the police and court building, would arrive. Roberts never did arrive. In the end, she was contacted and advised the board via speaker phone.

When told that, in the judgment of Blomquist's attorney, the 1,500 square feet requirement pertained to lot size not apartment size, Roberts declared, "That's not the interpretation the City is taking." Gibson disagreed with her, saying she was "in the right church but the wrong pew." Roberts insisted that her interpretation was correct but told the members of the ZBA, "You don't have to argue with me. You are the administrative agency that interprets the code." 

When the members of the ZBA deliberated on whether or not to grant the area variance, it wasn't entirely clear which interpretation they were using. ZBA member Kathy Harter spoke of the "huge variance," but it wasn't clear if she was referring to the fact that 770 square feet for the apartment size was 48.6 percent less than 1,500 square feet or that the 5,227.2 square foot lot was 30 percent less than required 7,500 square feet (1,500 square feet per dwelling unit x 5). Perhaps it didn't matter since Gibson concluded, "Regardless of which interpretation, it's a substantial variance."

In making their determination, the ZBA seemed to skip over the major consideration set forth in the New York State General City Code--"the benefit to the applicant if the variance is granted as weighed against the detriment to the health, safety and welfare of the neighborhood or community by such grant"--and focused instead on the five criteria meant to help them do that. In response to the first--"whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variance"--the board decided that no, it would not. In response to the second--"whether the benefit sought by the applicant can be achieved by some method feasible for the applicant to pursue, other than the area variance"--the board decided yes, it could be achieved by some other method. They did not specify what alternative they had in mind, but ZBA member Mary Ellen Pierro spoke of reducing the number of apartments to four. In response to the third--"whether the requested variance is substantial"--the board decided yes, whether it was 48.6 percent or 30 percent, the variance was substantial. In response to the fourth--"whether the proposed variance will have an adverse effect or impact on the physical or environment conditions in the neighborhood or district"--the board decided no. In response to the fifth--"whether the alleged difficulty was self-created"--the board decided that it was self-created because the applicant could realize an economic benefit from the property in some other way. Having considered the five criteria, the members of the ZBA present--Gibson, Harter, Theresa Joyner, Mary Ellen Pierro, and Geeta Cheddie--voted unanimously to deny the area variance.
COPYRIGHT 2013 CAROLE OSTERINK

Another Kind of Threat to Old Buildings

Last night, a car crashed into the house at 3 Worth Avenue. The code enforcement officer, Craig Haigh, who was on the scene because he is also the fire chief, condemned the building because it was considered to be structurally compromised. Arthur Cusano has the story, with video, in today's Register-Star: "Man drives car into Worth Avenue home."    

Forget Black Friday

Holiday gift shopping in Hudson begins this weekend. That's when the Tamohara Collection holds its warehouse sale. We've come to expect the warehouse sale of jewelry collected from around the world as an annual preholiday event, but Ruth Tamaroff says this is the final one. So don't miss your last opportunity to cache some tasteful ornaments and embellishments to give as gifts or to indulge yourself. The sale is from 11 a.m. to 5 p.m. on Saturday and Sunday at 209 Warren Street.

The Friendly City Gets Friendlier

The Common Council on Tuesday night approved an increase in the penalty for getting a ticket while parked at a meter. If your meter expires and the one of the ubiquitous parking officers gets there before you do, paying the fine will soon cost $8 instead of the current $6. This was part of the Board of Estimate and Apportionment's plan to balance the budget, and all the aldermen present at the meeting last night approved the increase except David Marston (First Ward) and Abdus Miah (Second Ward). Wanda Pertilla (Second Ward), Sheila Ramsey (Fourth Ward), and Chris Wagoner (Third Ward) were all absent from last night's meeting. 

A Curious Connection to an Untimely Death

In March 2012, Hudson was buzzing with the rumor that the Ace Hotels was interested in acquiring the Pocketbook Factory to convert it into one of their hip and unconventional boutique hotels. Yesterday, the Huffington Post reported that Alex Calderwood, the co-founder of the Ace Hotel chain, had died in London at the age of 47. Neither the Huffington Post article nor the obituary that appeared in the New York Times on Sunday indicates the circumstances of his death. 

Grants from the Galvan Foundation

The Register-Star reports today on the most recent round of grants made by the Galvan Foundation: "Galvan Foundation awards $135K in most-recent grants." The lion's share--$80,000--went to the Friends of the First Presbyterian Church to restore the stained glass window in the church's Gothic facade. 

A year ago, the window's deteriorated condition made it necessary to cover it with panels to protect both the window and the public. According to Phil Forman, president of the Friends of the First Presbyterian Church and a member of the Historic Preservation Commission, $80,000 is "half of the total dollar amount we need for the window" and "puts within reach an accurate historic restoration that re-creates the beauty of the original 1876 window to shine again." 

Although historic preservation is one of seven categories for Galvan Foundation grant making, this grant is only the second that has been made to a project classified as "Historic Preservation." The first was a grant of $1,000 awarded to State Street A.M.E. Zion Church "to provide general support for ongoing renovations" to a building that is not generally considered historic.
COPYRIGHT 2013 CAROLE OSTERINK

How Tall a Foundation

A foundation is now being built at 215 Union Street on which 900 Columbia Street will be "reassembled." To this observer and others, it seems awfully high.

It appears to be as high as the foundation on the house next door, which requires six steps to reach the entrance. 

The house in its original configuration in its original location required only three steps to reach the threshold. 

Public Money Talk

Today at 5:30 at City Hall, there is to be a public hearing on the proposed 2014 budget. The budget involves a .97 percent increase in property taxes and taking $330,000 from the fund balance. The mayor's "budget message," delivered last Tuesday, can be reviewed here. The proposed 2014 budget can be reviewed here.

Disposable Hudson

We know the story of Hudson and urban renewal all too well. Acres of little vernacular houses, like the one shown in this picture, built in the 19th century and even earlier, were demolished in the 1970s to make way for government subsidized low-income housing. The Second Ward, which once upon a time was configured pretty much the way the First Ward still is today, was totally transformed.

Forty years later, when it should be apparent to everyone that Hudson's historic architecture--i.e., old buildings and intact streetscapes--is the principal reason for the city's revival, it would seem the City's official position would be to encourage people to rescue the old buildings and restore them to usefulness. Not so. The City's taste for demolition lives on.

When Per Blomquist first came to the Planning Commission with his proposal to build a new five-unit apartment building at 248-250 Columbia Street, he said that the mayor and the code enforcement officer wanted him to demolish the existing buildings, which he purchased, according to tax assessment records, in 2011 and 2012. The foundations are reportedly buckling, and in the opinion of our Hudson officials, the only course of action when there's a problem with the foundation is demolition. But is it? Demolition isn't the solution always sought in other places.

Take for example this little house across the river in Athens. Not long ago, the foundation was crumbling, and the house was tilting downhill. Today, the foundation has been repaired, and the house has been righted and beautifully restored.

The house, the oldest part of which was built in the 1780s, is known as Hallenbeck House (probably no relation to our mayor), and it is now listed in the Greene County Historic Register. If only such a bright future could be imagined for 248 and 250 Columbia Street.  

Photographs of 7 North Church Street in Athens courtesy James Male and E. D. Pujol.

Happening as Predicted

Back in July, Gossips reported on the dilemma facing small, independent movie theaters throughout the country: "Go Digital or Go Dark." What was predicted then is now happening. 

Bruce Mitchinson, who owns Fairview Cinema 3, Hudson's hometown movie house (just across the border in Greenport), reports Paramount Pictures recently announced that Anchorman 2, to be released on December 20, will be the last film distributed in 35mm. Mitchinson expects similar announcements from the rest of the "Big Six" film distributors very soon.

Mitchinson told Gossips it is estimated that as many as 10,000 independent theaters will close as a consequence of the conversion to digital format for movies. One of the three screening rooms at Fairview Cinema 3 already has digital projection equipment, but to stay profitable, the other two screening rooms need the new equipment as well. So far, community efforts have raised more than $10,000 to purchase the digital projectors needed to keep Fairview Cinema 3 in the game. There have been two successful food and film events to benefit the projector fund, and a third will take place between Thanksgiving and Christmas. A gofundme campaign, launched by Kristen Decker, whose grandmother was the cashier at Fairview Cinema for decades, is going on right now. Click here to contribute to that campaign and help keep Fairview Cinema from going dark.

Warmth on Warren Street

The temperature reached 60 degrees today, but a few days last week were a reminder--as if we needed it--that winter can be brutal in the Northeast. By happy coincidence, just as our thoughts turn to bundling up against the cold, two pop-up stores appear on Warren Street, filled with beautiful things for that very purpose.

The first, Spruce Ridge Alpaca Farm Store opened yesterday. Located in the newly renovated storefront at 255 Warren Street, the shop offers apparel made from the fiber of the farm's own alpacas, raised in Old Chatham. There are socks, gloves and mittens, hats, scarves, sweaters and vests, sofa throws, as well as dresses and jackets, in beautiful natural and dyed colors. William and I checked out the store earlier today, and something I'm going back for are mittens that leave the ends of your fingers and thumbs exposed. They're perfect to wear while walking a dog or working at the computer, if you keep your home on the cool side in winter. 

Next Thursday, November 21, another pop-up returns: Cashmere in Hudson. This year they are setting up shop at 502 Warren Street, offering the same beautiful things we've come to expect--hats, gloves, sweaters, scarves, wraps, and throws, all made from cashmere.

Both shops will be open Wednesday through Sunday until after Christmas.

Art Upstreet and Downstreet

It's a glorious day, and the evening promises to be just as lovely--perfect for walking on Warren Street, visiting galleries, and maybe winding up someplace for dinner.

Downstreet, BeLo3rd is presenting its ART/DINE Gallery Stroll, with eight restaurants and seven galleries participating. Upstreet, from 6 to 8 p.m., there's an opening at McDaris Fine Art, 623 Warren Street. The new exhibition is made up of recent paintings by Kim Bach and the new photographs by Miami photographer Ariel Baron-Robbins. 

Also upstreet, from 6 to 8 p.m., there's an opening at the always intriguing HuMP (Hudson Museum of Photography), located at 552 Warren Street. Currently being exhibited at HuMP are a group of oil paintings by Lucien Rees-Roberts, done over a series of summers on a remote island off the coast of Croatia. The exhibition, which opens tonight, continues through December 29. During that period, HuMP will be open from noon until 5 p.m. every Saturday and Sunday. Click here to preview images of the paintings.

Of Interest

The article about Hudson that appeared in the November issue of Architectural Digest is now online: "Hudson, New York's Best Boutiques, Restaurants, Hotels, and Historic Sights."

The Glory Days of the Hudson Elks

A reader recently acquired some memorabilia from the Hudson Elks' Lodge. Among the treasures was the souvenir program from the Grand Opening of Hudson Lodge 787, when the Elks moved from 231 Warren Street to 601 Union Street. The event took place seventy-seven years ago, on November 15, 1936.

The cover of the booklet provides a wonderful image of the house when the Elks took possession of it in 1936, and found within the booklet is a fascinating history of the early days of Hudson Lodge 787.

HUDSON LODGE--787

On June 28, 1901, an unobtrusive article appeared in the Hudson Republican to the effect that "there was some talk of starting a lodge of the Order of Elks in this city." Very shortly after the appearance of this announcement application to the Grand Lodge was made for a charter. The incident was hailed with considerable attention and excitement in town and preparations were begun for a celebration, civic in character.

The day of the induction of the new lodge was a gala holiday in which the entire city participated. The Opera House, scene of the festivities, was decorated with the colors of the order, both inside and out. Warren street also was lined with festive bunting in honor of the occasion. . . . 

The Elks were popular from their founding and continued to grow in number quite lustily. For a time meetings were held in the hall over the post office, but it soon became apparent that more suitable quarters were required. The Knights of Columbus Hall was also used for a while, but efforts were made to obtain a meeting place and clubhouse that would be exclusively for Elks.

To that end a mammoth bazaar was held under the Persian title of "Mawsim," the first of a series of similar events which proved quite popular and enjoyable to the public. An attractive feature was the prize drawing, at which it is interesting to note that Grant Miller walked off with the grand prize--a $150 upright piano (or a lady's sealskin jacket). Your historian has no information as to which our worthy trustee saw fit to choose. As an added attraction for the bazaar a stage show was presented in the Opera House, starring "Pretty and Petite Agnes Ardeck" in "Mademoiselle Louise." This was the first of a group of theatrical ventures with which the Elks became identified.

In 1903, the Elks took upon themselves the management of the Opera House as a legitimate theater. The move was hailed as an advantageous one by the townsfolk and the local lodge proceeded to change the name to the Elks' Theatre, and to effect a number of alterations and improvements. As the first attraction they featured the great Robert Mantell in Tremayne's "The Dagger and the Cross." This was received as a great success, as were modifications made in the building by the new management. To quote from an editorial in the Republican, "For the first time in many years a woman could go there without ruining her gown; the old barn had actually been cleaned . . . and an attempt was made to keep order in the gallery." The theatre continued under lodge management until 1907, when the club moved into new quarters. During the time that the Elks were in charge they instituted many improvements and provided many interesting and entertaining programs. Although traveling companies were the vogue of the day local talent was also given opportunity to demonstrate histrionic ability which in many cases proved surprisingly good. In 1906, a benefit performance was given to aid those who suffered in the San Francisco earthquake. Hudson lodge participated with others throughout the country in providing a fund of $30,000 for the relief of the destitute. . . . 

In 1907, the need for new quarters became acute, and the lodge finally chose the Hudson River National Bank building as their new dwelling. The building which was the home of the local lodge until last month, was entirely remodeled and redecorated. Reception room, reading and smoking rooms, buffet and kitchen were arranged on the ground floor; card rooms, committee chambers and billiard room were directly above. The lodge, described as "the handsomest in the city and at the same time the best ventilated" occupied the top floor. Money for the construction and refurnishing was raised by means of shares of stock sold to the members at $10 and bearing suitable interest. The progress of the new clubhouse was marked by Hudson residents, and the paper described it as "the showplace of Hudson" and a building that "would make them sit up and take notice."

Now that building, after almost thirty years of continuous service has outlived its practical usefulness. Some of the furnishings and in particular the oak wainscote in the grill room, are being used in the new lodge. The old home has been the scene of many hours of pleasure and good fellowship for hundreds of our brothers and we leave it with the regret we always feel in the passing of the old familiar things. However, the new lodge is so much more spacious and offers so many more possibilities for the future that we feel sure most brothers are accepting the change as a mark of progress and advancement.

The history says the lodge at 231 Warren Street had "outlived its practical usefulness," but there seem to have been other reasons for the move. In the summer of 1935, there was a fire that caused significant damage to the Elks Lodge. The Chatham Courier reported: "Damage estimated at $20,000 was caused and one fireman was hurt in an early morning fire of unknown origin which swept two floors of the clubhouse of the Hudson Lodge No. 787, B.P.O.E, at 231 Warren street, Hudson, Sunday morning."    

Of Interest

John Mason covers Wednesday night's Planning Commission meeting and the plight of Per Blomquist's apartment project in today's Register-Star: "Hudson commission delays small apartment project again."

Catch-22 Continues

"I feel like a little pinball," said Per Blomquist, who was back before the Planning Commission on Wednesday night, seeking the recommendation the Zoning Board of Appeals needed before they could close their public hearing and make a decision about granting him an area variance. Blomquist, it will be remembered wants to tear down these two houses at 248 and 250 Columbia Street and build in their place a five-unit apartment building.

Blomquist has run afoul of the City's regulatory boards because the one-bedroom apartments he plans for the building will each be 770 square feet, and, accordingly to Cheryl Roberts, city attorney and counsel to the Planning Commission, the city code requires a minimum of 1,500 square for every dwelling unit in a multi-unit building. Gossips, however, maintains that the minimum requirement of 1,500 square foot per dwelling unit pertains to lot size not to the interior size of the dwelling units. A land use attorney and an architect have supported this interpretation. The Planning Commission and the ZBA, however, and now the Legal Committee of the Common Council as well, which is pursuing a change in the code, are being guided by Roberts' reading of the Schedule of Bulk and Area Regulations for Residential Districts. 

Roberts was not present at last night's Planning Commission meeting, but she called in her advice. After excusing himself to the hallway to carry on a ten-minute conversation with Roberts on his cell phone, Planning Commission chair Don Tillson reported what Roberts had advised that Blomquist's project is "not something the Planning Commission should recommend" because it would be "doubling the density." Based on this advice from legal counsel, the Planning Commission tabled Blomquist's request for a recommendation until December.

Next Wednesday, the ZBA was expected to wind up the public hearing on this project and make a decision on whether or not to grant the area variance. In October, they left the public hearing open because they were waiting for a recommendation from the Planning Commission, but since that will not be forthcoming, it is unclear what they will do. At their previous meeting, Roberts advised the ZBA, "This is not a variance you can grant." But one has to wonder why not? 

Let's assume that Roberts is right, and the code requires dwelling units that are no less than 1,500 square feet. Here's what the New York State General City Code has to say about granting area variances: 

In making its determination, the zoning board of appeals shall take into consideration the benefit to the applicant if the variance is granted as weighed against the detriment to the health, safety and welfare of the neighborhood or community by such grant. In making such determination the board shall also consider:

(i) whether an undesirable change will be produced in the character of the neighborhood or a detriment to nearby properties will be created by the granting of the area variance;

(ii) whether the benefit sought by the applicant can be achieved by some method feasible for the applicant to pursue, other than an area variance;

(iii) whether the requested variance is substantial;

(iv) whether the proposed variance will have an adverse effect or impact on the physical or environmental conditions in the neighborhood or district; and

(v) whether the alleged difficulty was self-created which consideration shall be relevant to the decision of the board of appeals, but shall not necessarily preclude the granting of the area variance.

According to the law, the ZBA's principal task must be to weigh the benefit to the applicant if the variance is granted against the detriment to the health, safety and welfare of the neighborhood or community. If Roberts is right, the variance is indeed substantial--the apartments will be only half the size required by code--but that is only one of five criteria to be considered in weighing the benefit to the applicant against the detriment to the community. Given that what is being proposed has no detriment to the health, safety and welfare of the neighborhood and community--indeed it can be argued, and has, that the project will be a significant benefit to the health, safety and welfare of neighborhood and community--it is hard to see how this is not a variance that the ZBA can grant.

Roberts has warned the ZBA that they could be subject to a lawsuit if they grant the area variance, but one has to wonder who would initiate such a legal proceeding. It seems more likely that Blomquist might sue them if they don't.

Of course, Blomquist could achieve his goal of creating five affordable one-bedroom apartments by renovating the existing buildings. That way, he could avoid the tsuris of the regulatory boards altogether and make the people who mourn the imminent loss of two of the few remaining original houses on the block very happy.
COPYRIGHT 2013 CAROLE OSTERINK

Economic Development in Columbia County

Sam Pratt has two important posts on his blog. The first reports on the plastics extrusion plant that was supposed to happen in the old button factory on the north end of Second Street here in Hudson: "Ashes for Phoenix Hudson?" The second recounts last night's informational meeting about the Columbia County airport: "County and Richmor heap scorn on their own 'grantsmanship.'" 

Another Delay

A special Common Council meeting took place on Tuesday night to consider the purchase of 701 Union Street for reuse as a police and court facility. Council president Don Moore opened the meeting by explaining that it had been the intention to bring the issue to a vote at the meeting, but "some problem with the title" has been discovered and "reservations have begun to develop."

Two of those reservations, which seem to be coming by way of Alderman Wanda Pertilla (Second Ward), were things that have already been addressed: environmental concerns raised by the Phase II environmental study (not a problem so long as the soil isn't disturbed) and police support of the proposed location (Gary Graziano, police commissioner, reported that all but one of the members of the police union were in favor of the proposed site). One was a concern not heard before: police response time. How quickly could the police get to where they were needed from a location at Union and Seventh streets? (Fourth Ward supervisor Bill Hughes, Pertilla's brother, helpfully offered the information that most crime in Hudson occurs below Fourth Street.) What if the train were coming through when the police were summoned to the scene of a crime?

The concern about response time seems calculated to frighten people. It's not as though our Hudson police officers hang out at the station, as Sheriff Andy Taylor and Deputy Barney Fife did in Mayberry, waiting for someone to call for help. The police cars and the officers are on the street. They're dispatched to where they're needed from where they are. Besides Hudson is only two square miles, and the police know when the train will come through.

Gossips has much more to report about the special meeting and the proposed police and court facility, but for the time being the news is that there is to be a public hearing about the new facility on Wednesday, November 20, at 6 p.m. at the Central Fire Station. Subsequent to the public hearing, on Friday, November 22, at 5 o'clock, there will be another special meeting of the Common Council to vote on purchasing 701 Union Street. 
COPYRIGHT 2013 CAROLE OSTERINK

Lineup of Meetings at City Hall Tonight

Tonight there are no fewer than three meetings back to back at City Hall.

At 6 p.m., the mayor presents the 2014 budget to the Common Council. Tomorrow the proposed budget is expected to be on the city website for review by the taxpayers. A public hearing on the budget is scheduled for Monday, November 18, at 5:30.

At 6:15 p.m., there is a special meeting of the Common Council "to consider proceeding with the Courts and Police Facility at 701 Union Street."

At 7 p.m., the Common Council holds its informal meeting for November, at which new resolutions are introduced and new business discussed.

Mass Gatherings

In May, Joe Fierro got a mass gathering permit to shut down Warren Street between Third and Fourth streets for what was expected to be a giant car show. He had obtained a mass gathering permit from the mayor, but his plans to close down the street for most of a Saturday came as a surprise to his commercial neighbors on the block, whose businesses were impacted by the street closure.

This fiasco inspired the Legal Committee of the Common Council to undertake to amend the application process for a mass gathering permit, but some of the proposed changes are drawing criticism, and, according to today's Register-Star, the Arts, Entertainment & Tourism Committee is unhappy with them, too, which seems a bit bizarre since Alderman David Marston (First Ward), who chairs the Arts, Entertainment & Tourism Committee, is a member of the Legal Committee that drafted the changes. John Mason reports what transpired at last Wednesday's AE&T Committee meeting: "Proposed mass gathering rules ruffle feathers."   

Up by the Station Early in the Morning

If more evidence were needed to make the case that Hudson Upper Depot deserves to be saved, here it is: a photograph, taken this morning by international photographer Lynn Davis, which shows just how handsome a structure it is.

PHOTO COPYRIGHT 2013 LYNN DAVIS

Observing the Day in Hudson, Ninety-Five Years Later

Photo credit: C. Vitall

Ninety-Five Years Ago Today

Although we now call it Veterans Day, November 11 was originally called Armistice Day. Ninety-five years ago today, in a railway car at Rethondes in the forest of Compiegne in France, the Allied powers signed a ceasefire agreement with Germany, and, at the eleventh hour on the eleventh day of the eleventh month, the fighting in the Great War, now known as World War I, came to an end.

The photograph is from the archives of the New York Daily News and shows "the first 'unofficial' celebration of Armistice Day" in New York City, which took place on Fifth Avenue and 34th Street on November 11, 1918.

A Neighborhood-Altering Proposal

On Friday morning, there was another challenging proposal before the Historic Preservation Commission. The current owners of 39 South Fifth Street are seeking a certificate of appropriateness to install a six-foot high privacy fence around the yard beside the house, where South Fifth Street curves into East Allen Street.

When shown a picture of the type of cedar fence to be used and told it would be painted white, HPC member Peggy Polenberg opined, "Very nice. I like it." Other HPC members, however, were concerned about the height of the fence and how it would block the view of the building and interfere with the sense of openness. 

In the late 19th century, there was a fence around the property, but it was low picket fence, open in its design, which could be seen over and through.

The HPC urged the applicant, who was there representing the owners, to look at other examples in the city where the desired goals of privacy and security were achieved in ways that were "more of an enhancement than a barrier." A wrought iron fence, a picket fence, and a privet hedge were suggested as possible solutions.

The application was determined to be incomplete because it lacked a site plan that showed exactly were the fence would be positioned and an image that showed what the fence would look like in context. The HPC will continue its consideration of the application at its next meeting on Friday, November 22.

COPYRIGHT 2013 CAROLE OSTERINK

Happening Next Weekend

Next Saturday, November 16, BeLo3rd's ART/DINE Gallery Stroll returns, offering tastings from eight BeLo3rd eateries at seven Belo3rd galleries. Of particular interest is a tribute exhibition, opening that night at BCB ART, of outsider art collected by the late Cynthia Coulter.

A respected artist, Coulter had a passion for collecting unique and unusual outsider art from her native state of Oklahoma, as well as from rural locales in Texas, Illinois, and New York. The exhibition features select pieces from her collection--handmade lamps fashioned from ice cream sticks and marbles, tables made from twigs and spools, colorful paintings and drawings, and polychromed carved wooden animals.

In accordance with the artist's wishes, the proceeds from the sale of these works will be donated to charities dear to her heart, among them the Texas Women's Shelter and the Humane Society of the United States.

Ear to the Ground

Often, unexpected information can be picked up at meetings in City Hall. Yesterday, at the Historic Preservation Commission meeting, a building owner seeking a certificate of appropriateness to replace three ground floor windows revealed that a small record label is moving here from Brooklyn. 

More About the Hudson Upper Depot

John Mason catches up on the story of the threat of demolition to the train station at State and Seventh streets: "Depot in danger of demolition." City historian, Pat Fenoff provided for the article the information that the building was completed in 1871, which makes this depot three years older than the depot that is now the Amtrak Station. Fenoff also provided this historic photograph of the depot.

The depot can also be seen in the background of this historic post card image of the Public Square, a.k.a. Seventh Street Park.

At the Historic Preservation Commission meeting on Friday morning, Mark Schuman of Mountain View Masonry and Landscape Supply presented the application for a certificate of appropriateness to demolish 708 State Street--the former Hudson Upper Station on the Albany & Boston Railroad. As justification for the demolition, Schuman explained that the owner has had the building for ten years, and it is now in need for a lot of work. The owner, Van Kleeck's Tire, is not interested in maintaining the building and wants to demolish it to get "a little more staging area"--in other words, to park trucks there.

Schuman, whose company demolished the Old Brick Tavern at the intersection of Routes 66 and 9H in 2011 and "disassembled" 900 Columbia Street earlier this year, wants to salvage the materials from the depot and resell them. He told the HPC, perhaps in an effort to make what he does sound like historic preservation, "Buildings we take down let other buildings live on." Indeed, bricks from the Old Brick Tavern found their way into the rebuilt brick veneer front wall of 211 Union Street, General Worth's birthplace.

Obviously thinking that it somehow made a difference, Schuman pointed out that the current owner had purchased the building in 2004, two years before the locally designated historic district that includes the building was established.

HPC chair Rick Rector seemed ready to put the application to a vote, informing Schuman, "If we do vote and deny this, you can appeal to the Common Council." Carl Whitbeck, now counsel to the HPC, cautioned against voting immediately. "You don't have any facts," he told the HPC and advised them to "make appropriate findings on which to base your judgment." Whitbeck described the depot as "a structure that is significant in its own right." He recalled that Smith Tire, the previous owner of the property, had received a grant from the federal government in 1980 to rehab the depot and other nearby buildings for commercial use, among them what remained of the Gifford-Wood Foundry.

In the end, the HPC voted unanimously that the application was incomplete. After this decision was made, Craig Haigh, Hudson's newly appointed code enforcement officer, reported a sentiment he had heard expressed, although it wasn't entirely clear by whom, that the owner could just take down the building and suffer the consequences. He defined the consequences as a $250 fine and 10 days in jail and concluded that "the consequences are not onerous enough."

Whitbeck commented that municipalities had to decide to enforce their statutes and suggested that action might be taken in the New York State Supreme Court to prevent demolition or to require people to put something back if it was destroyed without a certificate of appropriateness, intimating that the $250 fine could apply for every day from the time the demolition began to the time the building was returned to the way it had been.
COPYRIGHT 2013 CAROLE OSTERINK

Post card image courtesy Byrne Fone; photo of Gifford-Wood Foundry from Mirrored Memories, Columbia County Historical Society, 1991.

In Memoriam

William lost another dog friend this week: Quinn. We often encountered Quinn and his human on Warren Street or on Second as they headed toward the river. Quinn loved to swim. William and Quinn were cool toward each other whenever they met. They were guy friends. But hanging out at Bruno's just won't be the same for William without the chance of meeting up with his old bud. Our sympathy to Quinn's human for his profound loss.

Photo credit: Wendy Kenneally