Frequently Asked Questions

A. The Lakeview project originated under the previous council, when Main Road was rebuilt and found too narrow for an active corridor. Lakeview was chosen instead, connecting schools and St. Thomas Park. By the time our council came in, design development was well underway, and the opportunity of a federal subsidy tied to creating a multi-use corridor meant that Lakeview could be renewed with federal dollars rather than relying entirely on local taxpayers.

Normally, when Hudson undertakes roadwork, there is no formal consultation process: roads are repaired, resurfaced, or rebuilt according to need. With Lakeview, however, the project was not only about road renewal — it also introduced a new multi-purpose lane in front of people’s homes, on parts of public land that many residents maintain and often perceive as their own. That difference understandably raised expectations that consultation should have happened earlier, and I acknowledge that. While the project was mentioned in Council, at Coffees with the Mayor, and publicly during the federal announcement in July 2024, a full presentation only came later in the process. In hindsight, that timing did not meet the expectations of residents directly affected.

Even so, the Town listened and adapted. The design was reduced from 6m to 5.5m, limiting tree removals from 19 to 9, thanks to the use of hydro-excavation. The number of benches was reduced from 7 to 3, and driveway access was improved where residents had concerns. In addition, 90 new trees are being planted, many of them mature, to restore and improve the streetscape. Throughout construction, the Town has provided regular updates to the community and to residents along the corridor. Paving and planting remain on track for completion by the end of October 2025.

What we have learned is that projects involving visible change in front of people’s homes require a different kind of engagement than standard roadwork, even if entirely on public property. That is why I’ve committed to working with the community to establish a public participation policy, so residents and the Town will have clearer expectations on when, how often, and to what degree consultation will take place.

The lesson of Lakeview is shaping how we improve transparency and dialogue moving forward, while still delivering infrastructure renewal that strengthens Hudson for the long term.

A. I understand the concern — let me address both parts directly.

On handling: Past councils often said Hudson had “no choice,” blaming regional planning rules for leaving Sandy Beach to developers. That narrative created confusion. This council turned that around. We demonstrated that the CMM’s actual goal is to conserve natural areas, while focusing development along transit corridors. At the same time, provincial flood-zone regulations were tightening, with new rules adopted in June 2025 reinforcing restrictions on construction in sensitive hydrological areas. The developer’s position weakened significantly. That gave Hudson leverage to negotiate a final settlement that ended years of litigation, removed uncertainty, and returned authority over Sandy Beach from private developers back to the Town and its residents.

Those litigations were already costing Hudson between $45,000 and $100,000 per year, depending on whether the Town was actively in court or preparing to be called into court. Securing a final settlement not only saved those recurring legal costs but also removed the risk of drawn-out disputes with uncertain outcomes.

On the debt: The purchase price was $8.75M, plus taxes and financing costs, totaling $9.65M — below the independent market appraisal of over $11M. According to the RCGT financial framework (2025–2030), the loan is spread over 40 years, financed by all taxable properties. That translates into about $121/year for a typical household beginning in the second half of 2026. Even with Sandy Beach included, Hudson’s debt ratios remain within the normal range for municipalities of our size: debt service between 11.5–16.6% of the budget, and net debt/revenue at about 166% by 2030. In other words, the debt is significant, but sustainable and manageable. And the Town continues to pursue external subsidies, which could reduce this cost further. And importantly, property values in Hudson continue to rise, meaning the Town’s overall financial position remains strong while residents’ equity in their homes grows over time.

It’s also important to note that the registry process has taken place. On September 24, 2025, only 247 signatures were obtained, far short of the 491 required to trigger a referendum. The certificate was tabled at Council on October 1st, confirming the Loan By-Law stands. The file now moves to the Ministry for approval, which can take up to 120 days. Once that approval is received, the purchase will be finalized.

So why did we proceed? Because not acting would have left Sandy Beach exposed, perhaps indefinitely. The timing was right: regional and provincial policy shifts made it clear that developers would face more restrictions, delays, and uncertainty. We seized the moment, secured the land below market value, ended costly litigation, and ensured permanent conservation and public access.

This was more than a financial transaction. It was about protecting Hudson’s most unique natural space, strengthening biodiversity, and investing in a legacy that will serve generations.

A. The purchase price reflects the legal reality: the developer held valid building rights confirmed by the courts. Walking away would have meant losing Sandy Beach to residential development and prolonging lawsuits that were already costing the Town between $45,000 and $100,000 per year. By acting, we not only secured conservation and ended litigation, but also eliminated those recurring legal costs.

It’s also important to understand the broader context. In June 2025, the Province modernized its regulatory framework for water environments and flood protection. These new rules signal that projects in sensitive areas like Sandy Beach will face stricter scrutiny, greater delays, and higher risks for developers. That reality gave Hudson the opportunity to negotiate, and to act decisively.

And now, with the registry concluded — 247 signatures collected, far short of the 491 required — the Loan By-Law stands. The Ministry is reviewing it, and once approval is received, Hudson will move forward with the purchase.

While no price tag is small, protecting 35 acres of waterfront nature in perpetuity — at a cost below independent market appraisal, and financed fairly across all taxable properties — is a responsible investment in both ecological health and the quality of life for future generations. At the same time, Hudson’s property values are steadily increasing, reinforcing that this long-term debt is supported by a solid and growing tax base.

A. Pine Lake is part of Hudson’s story. It was built by neighbours in the 1940s, and for decades families learned to skate and play hockey there, to fish and paddle, to feed the ducks, and to gather for summer corn roasts. For many, it is more than infrastructure — it is a place of memory and belonging.

To be clear: both the Superior Court (2019) and the Court of Appeal (2021) reviewed the 1984 agreement and ruled that it does not give individual residents enforceable rights over Pine Lake. The agreement was between the Town and the Pine Lake Club, with the intent of preserving the lake for the benefit of the whole community. The Town is therefore not breaking a contract. Our responsibility now is to move forward with decisions that ensure Pine Lake’s future is safe, sustainable, and affordable for the whole community.

The project presented in 2021 was estimated at $1.05M. By the time this Council came in, with added engineering requirements such as culvert replacement and sediment management, costs had nearly doubled. At the same time, resident surveys showed that roads and other core infrastructure were the more urgent priorities. Council therefore directed resources there first, while continuing to study Pine Lake with updated hydrology and expert advice.

To better understand options, I convened an ad-hoc committee composed of Hudson experts in hydrology, climate change, biology, and civil engineering with (much larger) dam expertise. Together, we exchanged on alternatives — from new dam designs to full removal — and on updated requirements for the Cameron culvert. 

The Town went out to tender at the end of 2022 for a redesign of the dam closer in size to the existing dam, closer to what residents expected. The tenders came back with no bids at first, and then a single proposal of over half a million dollars just for professional services. This signaled much higher overall costs and longer delays than originally anticipated.

The Province has since confirmed that the current dam is not a safety risk and that Hudson is under no order to rebuild (October 2023), giving us the space to make the right choice.

Looking ahead, Pine Lake sits in Hudson’s Viviry corridor, a priority in the Town’s 2025 Natural Areas Conservation Plan. That gives added weight to our work — all future choices will have to align with corridor connectivity, wetland protection, and restoration goals the Town has now formally adopted.

At this time, neither Pine Lake nor the Wharf are included in the Capital Investment Plan to 2030. Any shift in priorities will need to be determined by the next Council through a clear strategic planning process that defines levels of service and project priorities.

Our commitment is to continue engaging openly, so that together we choose an approach that honours Pine Lake’s history while respecting the Town’s capacity and the needs of the community as a whole.

A. I hear this concern, and I take it seriously. Since becoming mayor, I’ve worked to be accessible — through monthly Coffee with the Mayor sessions, open question periods at council meetings, direct responses to emails and calls, and by being present at community events.

From the start, we also made a conscious choice to emphasize personal exchanges. Social media has its place, but it can never replace the value of building community in person — moving from the screen to the streets, and reconnecting with what matters most: our neighbours, our shared spaces, and honest conversation.

That said, I know expectations continue to evolve. That’s why I ask residents to share their ideas on how council and I can be clearer and more accessible. Those suggestions will help shape the Public Participation Policy now being developed, so that engagement becomes more consistent and predictable.

Leadership is about listening and adapting, while keeping Hudson’s heritage, environment, and community spirit at the center of every choice.