The Fate of Hudson House

Early in 2020, David Kessler presented his plan to develop the McKinstry Mansion at the corner of Seventh and Union streets, which had been the Home for the Aged from 1895 to 2014, as a 50-room boutique hotel to be called Hudson House. The plan involved constructing an addition to the building and included magnificent landscaping designed by Wagner Hodgson.

Over the next year, the plan was reviewed by the Planning Board for site plan approval, by the Historic Preservation Commission for a certificate of appropriateness, and the Industrial Development Agency (IDA) for a PILOT agreement and other tax abatements. Approved by the Planning Board and the HPC, the project entered into an agreement with the IDA on March 1, 2021. Among the terms of that agreement was that the project would be completed in three years, by March 1, 2024.

All of this was happening during the first year of the COVID-19 pandemic, and the fear and uncertainty engendered by the pandemic caused Kessler's lenders to decide investing in a hotel might not be a good idea and withdraw. As a consequence, work on the project did not proceed as expected, and on March 1, 2024, the project was not completed. Indeed, it hadn't even begun. It was regularly reported that Kessler was seeking other investors. In February 2024, just days before the deadline for completing the project written into the contract with the IDA, Kessler appeared before the HPC seeking a new certificate of appropriateness, which was granted, because the design had not changed since the HPC had granted the original C of A in February 2021.

In the two years since the deadline passed, IDA staff kept in touch with Kessler. In his reports to the IDA, Mike Tucker regularly included 620 Union Street, indicating there was no change in the status of the project and noting that, if the project were to proceed, it would require an entirely new application. 

At the IDA meeting today, Jonathan Spampinato, who took over as administrative director of the IDA on June 15, said he had met with Kessler and asked him to schedule a meeting with the IDA, with his lawyers and lenders present, to explain his intentions. Because no such meeting was scheduled, Spampinato sent a letter to Kessler on June 29, which he emailed on July 30, explaining that the IDA would, at today's meeting, be considering a resolution to authorize a recapture process to the recoup the $25,000 of exempted mortgage recording tax received by the project. That resolution can be found here. (Scroll down twelve pages to find it.) At today's meeting, the resolution was approved.

There are also taxes owed on 620 Union Street, and city treasurer Heather Campbell, who serves on the IDA, wondered if 62o Union Street might belong on the foreclosure list. "If he doesn't come current with the taxes," Campbell asked, "what happens to the property?" Christine Chale, legal counsel to the IDA, advised, "Foreclosure would be a separate process. The City would have to follow up." Meanwhile, the missed payments are in default of the agreement with the IDA.

Gossips followed this project closely in 2o2o and 2o21, during its review by the Planning Board, the HPC, and the IDA. Gossips will follow it closely through this process as well.

COPYRIGHT 2025 CAROLE OSTERINK

Food News

Since 2018, many of us have purchased at the Hudson Farmers' Market and enjoyed in Hudson restaurants the steelhead trout grown by Hudson Valley Fisheries in Greenport. In recent days, Hudson Valley Fisheries has announced it will be ceasing operations.  

How or if this development relates in any way to the scandal surrounding Greenport Town Supervisor Kathy Eldridge is not known.

Meetings and Events in the Week Ahead

Here we are in the first week of August. After last week's downpour, more rain is expected at various times throughout the coming week. In the meantime, here is what's happening.

• On Monday, August 3, the Hudson Industrial Development Agency (IDA) meets at 2:00 p.m. This will be the first IDA since Mike Tucker retired and Jonathan Spampinato took his place. Last month's meeting was canceled because there was no business to be considered, so it will be interesting to see what business is now before the IDA. The meeting is a hybrid, taking place in person at 1 City Centre, Suite 301, and on Zoom. Click here to join the meeting remotely.    
• At 5:30 p.m., on Monday, August 3, the Common Council Safety Committee holds its monthly meeting. The meeting is a hybrid, taking place in person at City Hall and on Teams. Click here to join the meeting remotely.
• On Tuesday, August 4, from 5:00 to 8:oo p.m., Hudson observes National Night Out in Henry Hudson Riverfront Park. The purpose of this community event is "to foster and celebrate police-community partnerships by bringing people closer together."

• Also on Tuesday, August 4, the Conservation Advisory Council meets at 6:00 p.m. The meeting is a hybrid, taking place in person at City Hall and on Teams. Click here for the link to join the meeting remotely.

Update: The meeting of the Conservation Advisory Council will be rescheduled for later this month.

• On Wednesday, August 5, Chronogram brings its pop-up photo studio to Waterfront Wednesdays from 4:00 to 7:00 p.m. Show up and document yourself for posterity.

• On Thursday, August 6, the Common Council Services Committee meets at 5:30 p.m. The meeting is a hybrid, taking place in person at City Hall and on Teams. Click here to join the meeting remotely.

COPYRIGHT 2026 CAROLE OSTERINK

Where Hudson Ends and Greenport Begins

Tassilo von Parseval, Greenport resident and frequent commenter on Gossips, has launched his own brand of local journalism, The Greenport Perimeter. With a focus on investigative reporting, his first offering deals with the current maelstrom surrounding Greenport Town Supervisor Kathy Eldridge: "The Greenport Uprising." 

If Greenport's proximity to Hudson and the shared ZIP code were not enough to pique the curiosity of Hudson readers, two of the major players in this drama are former Hudsonians. Eldridge has been the domestic partner of former Hudson mayor Dick Tracy (2006-2007) for more than two decades. Jim Dolan, the primary source of much of the information, was at one time the chief of police in Hudson and has a long history in Hudson politics, recounted here by Sam Pratt. Also figuring in the drama, John Porreca, the Greenport Democrats' choice to replace Eldridge, lived in Hudson up until 2011 and was active in Hudson politics.

For any number of reasons, "The Greenport Uprising" is recommended reading.

COPYRIGHT 2026 CAROLE OSTERINK

News of the Charter Revision Commission

This post might better be titled "Nothing Is Ever Easy," but that title was already used once this week. 

If you are going to revise the city charter, who would you want crafting the proposed changes? The task promises to be an arduous and tedious one. The charter is not a simple document. It is the framework for how a municipality governs itself. Given that, it would seem reasonable to want people assigned to the task who can think analytically, are willing to do the hard work, are familiar with the charter as it exists now, and have knowledge of how government functions. Not everyone fits the criteria.

At the Common Council meeting on Tuesday, Council president Margaret Morris presented for discussion a proposed local law establishing a charter revision commission. She explained that there were basically three ways to approach charter revision: the mayor can appoint a charter commission; the Common Council can appoint a charter commission; a citizens' group can form to propose revision. "At the end of the day," Morris told the Council, "everything ends up on the ballot for referendum." 

According to the proposed law, the commission would consist of seven members. Six would be community members appointed by the Council president, and the Council president would serve ex officio as the seventh member. At the meeting, Morris amended the suggested makeup of the commission to include the Council majority leader as an ex officio member. She explained that, since announcing her intention to create a charter revision commission,  members of the public had approached her and expressed interest in serving on the commission. She had five people in mind who might serve. She did not, however, disclose who those five people were.

Jennifer Belton (Fourth Ward) was the first councilmember to comment, saying she wanted the selection process to be "more open and inclusive." She objected that she didn't know who the five people were. Morris responded, "These are people who raised their hands and said they are willing to do the work."

Claire Cousin (Fifth Ward) said she agreed with Belton, and Gary Purnhagen opined, "It's hard to fully reflect Hudson with seven people." Belton suggested that each ward should be represented on the commission. She noted there was a problem with the citizens' group that proposed a charter amendment last year "because they all looked alike."

Ken Dow, counsel to the Council, explained that, once a commission is established, "a lot of what they do is dictated by New York State law."

During the public comment period, Ron Kopnicki pointed out that the Common Council could constitute itself as a charter revision commission. Matt McGhee called for a public hearing on starting a commission. Lloyd Koedding wanted the five people Morris had chosen identified, suggesting they "might have an agenda." He went on to allege that last year's Citizens' Initiative for Charter Change "had it out for the mayor."

Morris invited councilmembers (and presumably also the public) to send their comments about the proposed law to her, indicating that she wanted to bring a revised version of the law before the Council at its August meeting. She also made the point that meetings of the charter revision commission would be open meetings.

COPYRIGHT 2026 CAROLE OSTERINK

Building Collapses on Columbia Street

It was first reported on the Columbia County Fire-Rescue Facebook page that this building at 225 Columbia Street had collapsed.

A video of the scene by Brian J. Decker, Jr., has been posted on Facebook. It can be viewed here.

Of Interest

Columbia Economic Development Corporation (CEDC) sent out its August newsletter this afternoon. Among the items in the newsletter is this:

CEDC is partnering with Greene County Economic Development Corporation and The Hunter Foundation on the Greene & Columbia Counties Brownfield Assessment Initiative, a $1.5 million EPA-funded effort to identify blighted, abandoned, and underutilized properties that may be impacted by environmental contamination and have the potential for future redevelopment. The initiative aims to turn neglected sites into productive community assets that attract investment, create jobs, and strengthen our local tax base.

We are asking residents, property owners, municipal leaders, and community stakeholders to help us identify potential properties--vacant, distressed, or long-neglected sites that may be holding back neighborhood revitalization. If you know of a property that should be considered, please visit the Greene & Columbia Counties Brownfield Assessment Initiative page at http://greenecountyny.gov/brownfield-assessment/ and submit the property information for review.

Community input is essential to helping us uncover redevelopment opportunities and build stronger communities throughout Columbia County.

The Evolution of Route 66

Spenser Walsh reports in the Register-Star about an apartment complex being proposed for Route 66: "120-unit apartment complex proposed in Greenport."

The site for the proposed 120-unit apartment complex is the site of the former V&O Press building, next to the Sunoco gas station and the A&W, almost right across the street from the 116-unit apartment complex known as The Falls. 

The report of the new proposal brings to mind that fifteen years ago, there was a different proposal for the site. Gossips reported about it here: "Get Your Kicks on Route 66." A developer named Harbalwant Singh wanted to create on the site what he called "Greenport Crossing," which he predicted would cause a "ripple effect," with the result that "Route 66 will be totally Route 9 in Poughkeepsie." 

Greenport Crossing was to be built in two phases. The first phase would consist of an A&W restaurant, a twelve-pump gas station, and an "upscale" liquor store. The second phase was to consist of an 80-room Comfort Inn, with an indoor pool and fitness center, and a family entertainment center, with, among other attractions, "boutique" bowling lanes, laser tag, bumper cars, a carousel, a climbing wall, and "upscale" arcade games.

For his ambitious project, Singh sought a 100 percent tax abatement for twenty years from the Columbia County Industrial Development Agency (IDA). He didn't get it. In the end, only the first part of the project was built: the gas station, with the A&W and the liquor store.

COPYRIGHT 2026 CAROLE OSTERINK

The Hudson Wail Nails It

This Instagram post by The Hudson Wail is too good not to share. You can view it for yourself, with all the comments, here.

Help for Flood-Impacted Businesses

The following announcement was just received from Columbia Economic Development Corporation (CEDC):  

In response to the recent devastating flooding across Columbia County, the worst flooding to hit the area since Hurricane Irene fifteen years ago, the Columbia Economic Development Corporation (CEDC) is making $200,000 in emergency relief financing available to local businesses impacted by the disaster. Small businesses that have experienced physical damage, business interruption, or other flood-related financial hardships may be eligible for an expedited five-year microloan up to $15,000 at 3.75%, to support recovery efforts, stabilize operations, and fund critical repairs. . . .

CEDC’s Rapid Recovery Microloan program is designed to provide flexible and timely financing for businesses facing immediate recovery needs, helping to bridge the gap while insurance claims, state assistance, or other recovery resources are being pursued.

“CEDC stands ready to support the businesses that drive Columbia County’s economy,” said Jonathan T. Spampinato, President and CEO of CEDC. “We understand that cash flow disruptions and unexpected repair costs can threaten the viability of even the strongest businesses following a natural disaster. Our goal is to provide fast, accessible financing that helps business owners recover, rebuild, and emerge from this challenge stronger than before.”

For more eligibility information or to apply, please email us at loans@columbiaedc.com or call (518) 828-4718.

News of Seventh Street Park

At the Common Council meeting last night, Katherine Kanaga, co-chair of Friends of the Public Square (FOPS), presented an update on the renovation of Seventh Street Park. Kanaga began her presentation by reminding the Council that FOPS has been working on the project for five years. The plan now being pursued, which was unveiled in June 2022, was developed through community workshops and online surveys to learn what changes and improvements the public wanted to see in the park.

Kanaga said they are currently soliciting bids for Phase 1 of the project, which includes the following:

• New pathways
• Repositioning of the war memorial
• Additional lighting
• Some landscaping
• All new site furnishings
• Removal and replacement of selected trees

The bids for the project are due on August 11. Work on Phase 1 is expected to begin in the fall.

Kanaga said the group is currently working on a consolidated funding application (CFA) for $675,000 (the maximum ask) for Phase 2, the fountain phase. That application is due this Friday, July 31. The $250,000 grant secured by Congressman Josh Riley and $125,000 of the grant initiated by State Senator Michelle Hinchey are also designated for the fountain phase of the project.

Although she did not mention it explicitly, Kanaga seemed to be responding to the alternative proposal that appeared on Facebook in recent days when she explained that most of the money that has been raised for the project is in the form of grants. The grants are for very specific purposes, so they cannot be redeployed. Also the grant money is released only after the work has been done. The project does not have the money now; the money is released as reimbursement. 

Kanaga mentioned that Mayor Joseph Ferris was applying for a grant for the sidewalk improvements around the perimeter of the park, which is Phase 3. Later in the meeting, the Council unanimously approved a resolution authorizing the mayor to submit an application to the New York State Department of Environmental Conservation (DEC) for a Climate Smart Communities Implementation Grant "to make pedestrian and streetscape improvements around Hudson's Public Square."

COPYRIGHT 2026 CAROLE OSTERINK

More Documentation of the Flooding

Lance Wheeler was also out this morning, recording what was happening in the vicinity of Mill Street, North Second Street, and Dock Street. His video of the conditions can be viewed here.

Waterfront Wednesdays Not on the Waterfront

Hudson Hall just made the following announcement:

Due to predicted inclement weather, tonight's edition of Waterfront Wednesdays is moving indoors to Hudson Hall.

Early music band Ruckus will bring the spirited dance tunes of 18th-century Scotland. There will also be free pizza for kids and all the fun of Waterfront Wednesdays, including the Hudson Juggling Club, knot-tying and microscopes with the Hudson Sloop Club, arts and crafts, drumming with the Ujima Community Collective, and even a spot of badminton.

Doors open at 4 p.m. Drumming begins at 5:00 p.m. Ruckus performs at 6 p.m.

So embrace the rainy gloom and come dance up a storm with us! 

Flooding Closes City Offices

City Hall has issued the following statement:

Due to today's flooding and several more inches of rain expected to fall throughout the day, all non-essential City offices are closed. This includes City Hall, Code Enforcement, and the Youth Department.

Please be safe and stay off roads to whatever extend possible.

Flooding in Hudson

The editors of Hudson Common Sense were out and about early this morning surveying the flooding. Mill Street, where the addition of a 70-unit apartment complex has wrongheadedly been proposed, is completely impassable.

Photo: Hudson Common Sense

Photo: Hudson Common Sense

Dock Street as it approaches North Front Street is also closed because of flooding.

Photo: Hudson Common Sense

Abandoned But Now Redeemed

Last month, the church building at 448 Warren Street was the subject of a Facebook post by The Hudson Valley Explorer. This month, there is different news of the building.

As Gossips has reported in the past, the building was on the City's foreclosure list for unpaid property taxes. When last reported, the amount was $359,763.89. At the Common Council Finance Committee meeting tonight, city treasurer Heather Campbell reported that last week the amount owed in back taxes and penalties was paid full and in cash.

COPYRIGHT 2026 CAROLE OSTERINK

What $315,000 Buys

Last month, Gossips reported the list sidewalks to be replaced this year using Sidewalk Improvement District funds. At last night's Public Works Board meeting, Tyler Kritzman, who chaired the meeting in the absence of Gary Purnhagen, presented a revised list.

• Third Street from Union to Partition streets, west side
• Fifth Street from Rope Alley to State Street, east side
• Fifth Street from State Street to Long Alley, both sides
• Fifth Street from Prison Alley to Warren Street, west side
• Fifth Street from Warren to Union streets, west side
• Sixth Street from State to Columbia streets, west side
• Sixth Street from State Street to Long Alley, east side
• Sixth Street from Rope Alley to State Street, west side

Kritzman also mentioned two alternate sites that will be added if the bids come in under budget.

• Fifth Street from Cherry Alley to Union Street, east side
• The 700 block of Warren Street, from 711 to 731

The meeting, which began at 5:30 p.m., was adjourned at 5:37. 

COPYRIGHT 2026 CAROLE OSTERINK

Nothing Is Ever Easy

Tonight, it is expected that Friends of the Public Square (FOPS) will present an update on the proposed restoration of Seventh Street Park.

Yesterday evening, Brian Belt, who lives in Philmont and is the founder and director of ARTLife717, the Mental Health Awareness & Creative Arts Gallery at 717 Columbia Street, published an alternative vision for the park on Facebook, which he argues could "improve the square now--while preserving the trees, respecting its current users, adding the public restroom downtown needs and avoiding construction that is more extensive than necessary." Belt's post, which appeared on several different pages on Facebook, can be found here. Below are the visuals that accompanied it.

Belt is calling for "FOPS, Mayor Ferris, the Common Council and the Department of Public Works to meet publicly and compare the two approaches before a final construction contract is awarded."

It will be interesting to see if Belt appears at City Hall tonight to present his alternative vision to the Council.

COPYRIGHT 2026 CAROLE OSTERINK

More Awnings Coming to Warren Street

Last month, when the proposal to install awnings on the buildings at Warren and North Fourth streets, in the process of becoming the Hudson Public Hotel, was presented to the Historic Preservation Commission, the HPC wanted to know how the building would look when the retractable awnings were extended.

Last Friday, Joshua Moon was back before the HPC with a rendering that showed just that.

 

HPC member John Schobel commented that the awnings diminished the ability to appreciate the architecture of the building because they covered the marble colonnade. Responding to Schobel's observation, Hugh Biber said, "That may be true, but there are a lot of other awnings on Warren Street."

Prior to last Friday's meeting, Paul Barrett, the historian member of the HPC, shared this historic photograph of the building, showing a canopy on the front of the building that extended over the sidewalk. The picture seemed to make the HPC more comfortable with the proposal for awnings that would project out over the sidewalk. 

When the vote was taken to grant a certificate of appropriateness, all but one of the members present (Biber, Phil Forman, Jeremy Stynes, Miranda Barry, Cara Cragan) voted in favor; Schobel abstained.

COPYRIGHT 2026 CAROLE OSTERINK

Meetings and Events in the Week Ahead

It's the last week in July. We are now more or less midway between the summer solstice and the autumnal equinox. In this last week of July, there aren't too many meetings scheduled, but here is what's happening.  

• On Monday, July 27, the Public Works Board meets at 5:30 p.m. The meeting is a hybrid, taking place in person at the City Hall and on Teams. Click here to join the meeting remotely.
• On Tuesday, July 28, the Common Council Finance Committee meets at 5:15 p.m. The meeting is a hybrid, taking place in person at City Hall and on Teams. Click here to join the meeting remotely.
• Also on Tuesday, July 28, the Common Council holds its regular monthly meeting at 6:00 p.m. Among other things that might happen at this meeting, it is expected that representatives of Friends of the Public Square (FOPS) will present an update on the restoration of Seventh Street Park. The meeting is a hybrid, taking place in person at City Hall and on Teams. Click here for the link to join the meeting remotely.

• On Wednesday, July 29, Waterfront Wednesdays features Ruckus, the early music band known to Hudson from R. B. Schlather's productions of Rodelinda and Giulio Cesare at Hudson Hall. At the Waterfront Wednesdays event, they will be performing an Edinburgh Rollick, beginning at 6:00 p.m.

COPYRIGHT 2026 CAROLE OSTERINK