Annual Report 2013 A Message from The Chair and The President Retail In

An eclectic selection of new retailers opened their doors In 2009, when the Hudson Square Connection was New pedestrian plazas and a new seating are in Hudson Square this year, adding new places to eat, shop, established as the 64th Business Improvement Dis- helping to change the focus of the entrance to the and browse. Eateries included Westville and Dig Inn. Two trict (BID) in , we announced our am- to be a place for people, not just cars. new galleries, Longhouse Projects and Hotel Particular joined bitions to make Hudson Square an environmentally, The quiet refuge we’ve created on Hudson between the neighborhood as well as Andrianna Shamaris, an organic socially and economically sustainable neighborhood. Broome and Watts (aka Freeman Plaza West) even furniture store. Essen Slow Fast Food and TD Bank are slated Last year, in Fiscal Year 2013 (July 1, 2012-June 30, has some giant toys to help shake loose the imagina- to open in the coming months. 2013), we saw those ambitions continue to be real- tion in all of us. For the third year, the Duarte In spring 2013 we created a retail map of Hudson Square ized in tangible and exciting ways. Square development site (aka LentSpace) was loaned to showcase our growing retail environment. Available as a In March our former industrial district was to us by Trinity Real Estate so that food trucks and take-away and virtual version, the map includes restaurants, rezoned to allow new housing, cultural institutions, lunchtime entertainment provided by the Connec- galleries, salons, shops, local transportation (including the schools and more retail and open space for everyone. tion and the Lower Cultural Council, new Citi Bike Share stations), and fun facts to share about the Over the next few years, we will become a vibrant gave thousands of Hudson Square workers a lunch- neighborhood. Pick one up and pass along to visitors and 24/7 neighborhood, befitting our location on Man- time break during the warm months. The Hudson friends of Hudson Square! hattan’s lower west side. Square Music & Wine Festival behind City Winery As part of our neighborhood renaissance, the entered its fourth year of after work fun with a City is joining with the Hudson Square Connection record breaking crowd of over 1,000 attendees on to fund our $27 million streetscape plan, Hudson the first night alone. Square Is Now. In the budget adopted by the City in With our fast-growing creative community Office In Hudson Square June 2013, the Bloomberg administration contrib- – now more than 40,000 strong - it’s not for noth- uted $2 million and our Council member Speaker ing that Hudson Square won the Curbed Cup 2012 The Hudson Square offi ce market continued to be one Christine Quinn provided $1.2 million dollars in Neighborhood of the Year award. And we’re just of the tightest real estate markets in NYC, with 8.5 million funding. Along with our matching funds, the City getting started! Working together, as a community, assessed square feet, an estimated 40,000 employees, and money will jumpstart our efforts to plant up to 300 we can preserve the neighborhood vibe we love over 1,000 companies- 55% of which are considered creative trees, improve sidewalk drainage and create new and while making sure Hudson Square is always a place industries. New creative workers fi lled our spaces includ- improved open spaces along with improved seat- that puts people first. We are pleased to share with ing a ground level offi ce for TED conferences, the PepsiCo ing, lighting and public art. The first 40 trees will you our Fiscal Year 2013 Annual Report. marketing team, and the Nick and Artie Lange Show’s studio. be in the ground by the end of 2013! The plans have Large lease signings included Two Sigma Investments, Re- been widely covered by local media, on Captivate Sincerely, gus, and the renewal of iN DEMAND and New York Magazine. screens and at lots of neighborhood events. If you This year the bio-tech industry expanded with the addition missed learning about it, Edelman also produced a of the New York Genome Center and Medidata Solutions. great video of the whole plan that you can see on our • 54 total transactions website at HudsonSquareBid.com. • 42 new tenants And while we’re making our dreams come Laura Walker Ellen Baer • 719,062 total square feet of transactions

true, we continue to provide the Hudson Square Chair President • 5.4% vacancy rate* * Percentages derived from community with “in the meantime activities.” number of companies *Excludes 330 Hudson Street which was still under construction in Fiscal Year 2013 2 3 Development In Development is booming in Hudson Square. A redevelop- ment of 101 Avenue of the Americas was completed in the 330 Hudson Street Hudson Square spring of 2013 and 330 Hudson Street opened in the fall of 2013, delivering two new Class A offi ce spaces. In addi- A former 8 story warehouse built in 1910, 330 Hudson Street tion, plans for new and repurposed properties continue to has undergone a dramatic transformation. Now a 16 story unfold throughout the neighborhood. Highlights include: Class A offi ce building that seamlessly integrates Hudson Square’s industrial architecture with modern glass wrapped fl oors, the building appeals to the tech and creative industries. 82 KING STREET Following a $133 million renovation, the building opened in CURRENT USE: Warehouse the fall of this year, complete with new retail opportunities FUTURE USE: 150 unit condominium building and a large courtyard. Creating a sustainable environment, the building is LEED Gold Core & Shell pre-certifi ed, and new 74 CHARLTON trees and greenery around the property were done in conjunc- CURRENT USE: Development site tion with the Connection. Designed by ESI Design, the lobby 525 FUTURE USE: High-end rental or condominium performs as a gallery space, enlivened through the installation CURRENT USE: Under construction project up to 181,535 square feet of high and low resolution LED media walls which create an FUTURE USE: 124 room hotel with exciting entry for visitors and tenants alike. a 90 seat restaurant

100 VANDAM STREET 100 CURRENT USE: Vacant lot CURRENT USE: FUTURE USE: 84 unit residential building Vacant lot FUTURE USE: 30 story condominium building

Photo © BBG-BBGM, Architectural Design by BBG-BBGM

15 RENWICK STREET 231 HUDSON STREET/ 2 RENWICK STREET CURRENT USE: Vacant building , CURRENT USE: Vacant lot FUTURE USE: 44 unit boutique 2 HUDSON SQUARE FUTURE USE: Two boutique hotels, condominium building CURRENT USE: Development site, eight and nine stories each 101 Avenue of the Americas temporarily known as “LentSpace” Edward J. Minskoff recently completed a $47 million redevel- FUTURE USE: Public plaza, a new opment of the 23 story, 435,000 square foot Class A offi ce residential tower, and a 444- building. With New York Genome Center as the anchor tenant, seat elementary school the new facility is equipped with high performance computing technology, sequencing and bioinformatics labs, an Innova- tion Center, and conference space. Visitors are greeted by a state of the art lobby, decorated with world–class art by Jeff Koons and Haruki Murikami. 101 Avenue of the Americas has achieved the highly coveted LEED EB Silver rating, boasts an urban plaza, and rooftop gardens.

4 5 Who Works In Local Networking Hudson Square and Events

Media and production professionals, designers and entre- In a creative neighborhood like Hudson Square, innovation preneurs contribute to New York City’s creative economy thrives from idea sharing and proximity. Annual events like while working from their Hudson Square headquarters. The the Open House, the Annual Meeting and the Human Resource Connection works year-round to address the needs of these Professionals’ Breakfast bring together hundreds of execu- businesses and connects companies with one another, tives, entrepreneurs and neighborhood supporters. We also facilitating the exchange of ideas and fostering community. offer all companies a chance to host “Town Hall” events for their employees where we discuss the neighborhood and col- lect feedback on the Hudson Square Connection’s initiatives from the people who work here.

Business to Business

The Connection’s online Business to Business Directory promotes local businesses and encourages local partnerships. Media + Communication fi rms Vendors can highlight capabilities and services, present make up 27% of all companies, a slideshow of signifi cant work and share website and contact however seven of the ten largest information. For a company in need of local work, the Hudson tenants are within the industry, Square Directory is an easy place to start. Currently, you occupying over 50% of our offi ce can fi nd businesses listed in printing, graphic design, media, space in Hudson Square. technology, retail and business services.

6 7 Photo © WeWork LentSpace Freeman Plaza West

A future development site just west of Duarte Square Park, On May 16th, 2013, we proudly unveiled our newest temporary LentSpace reopened for the summer season continuing public space, Freeman Plaza West, located on Hudson Street our partnership with Trinity Real Estate and between Broome and Watts Streets. Dozens of people from Cultural Council (LMCC). Workers took a break from their the neighborhood joined us to celebrate the opening and busy days to enjoy music and cultural performances and were treated to a free lunch provided by local eatery EET and an array of food offerings from the various trucks on site. entertained with music by the Xylopholk. Since opening, Free- Building on visitor suggestions from previous years, we ex- man Plaza West has been a big hit offering a tranquil, verdant tended the daily hours and included food trucks fi ve days outdoor respite with tables, chairs, umbrellas and even giant a week. Jenga and ConnectFour games to relax the mind. The plaza, located adjacent to the Holland Tunnel, is yet another example of how New Yorkers fi nd calm and greenery in the most unlikely places.

Pedestrian Plazas

As part of our continued efforts to make our streets places Holiday Lights for people, we opened fi ve pedestrian plazas with landscaped planters and granite traffi c barriers last fall. The plazas The streets in Hudson Square uniquely sparkled this winter. not only beautify our streets, but create pedestrian refuges on Shimmering snowfl ake lights that we designed lit up the Hudson and Varick Streets that improve pedestrian safety. neighborhood even during the most blustery of winter nights.

Public Art

This spring, we partnered with Compleat Sculptor and artist Gina Miccinilli to transform three of the granite traffi c barriers on Varick Street between Broome and Watts Streets into sculptural art, entitled Lemniscatus. Now this pedestrian plaza is not only functional, but a work of art.

8 9 1 3 PIN OAK Greening + Trees 4 Quercus palustris 1 GINKGO APPEARANCE: strong pyramidal form with lower New York City’s Parks and Recreation Department recentlyecently hanging branches Ginkgo biloba hailed Hudson Square as “a platinum model” for urbanan forestforestryry COLOR: glossy dark green in summer changing to and sustainability. To further this work, the Hudsonn SqSquareuare APPEARANCE: upright, irregular open russet, bronze, or red in the fall Connection has embarked on an ambitious undertakingking for ththee COLOR: bright green, changes to bright yellow in the fall WHERE THEY WILL BE PLANTED: Hudson Street neighborhood: to plant nearly 300 trees with permeableable pavinpavingg WHERE THEY WILL BE PLANTED: Varick Street WHY: a hardy, city tree providing ample shade and bioswales in Hudson Square over the next fi ve yyears.ears. WHY: high tolerance to urban conditions with brilliant fall colors The Hudson Square Connection has been busy implement-ement- 3 5 ing Phase 1 of its tree planting program. This fall, we expect 4 KENTUCKY COFFEETREE Hudson Square’s streets to be lined with nearly 40 new trees Gymnocladus dioicus with expanded tree pits, tree guards, permeable paving, and structural soil. Working with the Department of Parks and APPEARANCE: vertical branches form a narrow crown Recreation, Department of Transportation, and nine different COLOR: pinkish to purplish hues change to dark green and property owners, we selected the fi rst round of sites that are almost dark bluish green in the summer and yellow in the fall dispersed throughout the neighborhood. 6 WHERE THEY WILL BE PLANTED: Varick Street WHY: hard character and tendency for dappled light to fi lter down to the sidewalk through its leaves 2

5 COMMON HACKBERRY Celtis occidentalis

2 JAPANESEJAPANESE ZELKOVAZELKOVA APPEARANCE: upright, regular with arching branches COLOR: medium green, becomes yellow-green in the fall ZelkovaZelkova serratserrataa WHERE THEY WILL BE PLANTED: Varick Street APPEARANCE:APPEARANCE: vase-shapedvase-shaped with ascending branchesbranches WHY: the ability to grow in windy conditions and in wet MATURE TREE COCOLOR:LOR: dark green in summsummerer tturningurning sshadeshades of yyellow,ellow and dry soils orange, and brown in the fall PERMEABLE PAVING absorbs water into tree pit WHERE THEY WILL BE PLANTED: WHY: its handsome form and ability to withstand extreme 6 CRIMSONCR SPIRE OAK EXPANDED TREE PIT urban conditions provides extra room for roots, QuercusQu robar x ‘Crimson Spire’ making happy, healthy trees APPEARANCE:AP upright, oval STRUCTURAL SOIL COCOLOR: green, changing to reddish purple in the fall retains water, reducing flooding WWHEREH THEY WILL BE PLANTED: Watts Street and sewer overflow WWHY:H majestic and regal form just off grand

10 11 VISTORS AT FREEMAN PLAZA WEST CAME FROM: THE CURBED CUP NEIGHBORHOOD 13% OF THE YEAR: HUDSON SQUARE! 13 CITYBENCHES OTHER CURBED 52

“A business improvement HUDSON Hudson Square’s subway ridership has district Wednesday proposed increased on average 2.2% per year TREES NEW PUBLIC a redevelopment at the mouth SQUARE BID over the past 5 years. 87% of the Holland Tunnel, in PLANTED SPACE IS OPENED the high-traffic area known SETS OUT SINCE 2010 HUDSON SQUARE as Hudson Square, to create IN A MOST more green space and a haven TO RECLAIM VISITORS CAME TO FREEMAN PLAZA WEST: for pedestrians.” The average growth rate of people using UNEXPECTED –Crain’s STREETS 1.8% MEDIA TYPES all MTA subway stations is 27% SPOT FROM VISITORS CAME TO LENTSPACE: WALL STREET JOURNAL CONTINUE TO ONCE OR TWICE STRETCH OUT IN HOLLAND 25% HUDSON 66% A MONTH TUNNEL 31% EVERYDAY A FEW TIMES HUDSON SQUARE 38% ONCE OR TWICE A WEEK IT WAS THE FIRST TIME 7% A MONTH “Hudson Square’s businessREALREALA ESTATEESTAT WEEKLY TRAFFIC. IT WAS THE FIRST TIME 6% A FEW TIMES A MONTH improvement district is seeing STREETSBLOG green in the future of the lower “Hudson Square bested the number one seat to VISITORS CAME TO LENTSPACE FOR: SPACE SQUARE west side neighborhood.” clinch the fake title and become the Curbed Cup 2012 TO SIT –1010 WINS Neighborhood of the Year! What helped Hudson 21% OR EAT BY THE NUMBERS CITIBIKE SHARE STATIONS Square win the trophy? In 2012, the neighborhood 3 HIP TO BE SQUARE: finally began the public review process for the 16% MUSIC 2012 SUBWAY RIDERSHIP DATA proposed rezoning, which would allow for more 46% AVG. WEEKDAY AVG. WEEKEND ANNUAL ONLY THING development, and the Hudson Square Connection put forth plans for a public space makeover. . . . 2013 FOOD TRUCKS 16% OTHER 1 TRAIN SLOWING LEASING could mean be another big year for Hudson Square.” WEST VISITORS AT LENTSPACE CAME FROM: HOUSTON 15,247 8,851 4,287,926 ACTIVITY IN –Curbed 35 STREET C,E TRAINS 18% SOHO HUDSON SQUARE NEXT HOT NYC BIKE RACKS SPRING 15,247 10,489 3,781,956 STREET IS LACK OF SPACE NEIGHBORHOOD. 15% 1,A,C,E COMMERCIAL OBSERVER NEW YORK OBSERVER HUDSON TRAINS 55% SQUARE CANAL 5,854 4,875 1,727,415 12% OTHER STREET 12 13 “PTM’s have an amazing ability Pedestrian Traffic Managers (PTMs) to make pedestrians feel they,

As part of our ongoing efforts to strike a balance between FACTS ABOUT OUR PTMs: and not cars, are in charge. ” pedestrians and cars in Hudson Square, the Connection hired Six PTMs can be found – Tom, W+K Sam Schwartz Engineering’s Pedestrian Traffi c Managers in • Wednesday – Friday 2010 as a pilot program. • 4:00 pm – 7:00 pm Our PTMs (as we affectionately refer to them) became a • From West Houston to Spring along Varick Street part of life in Hudson Square in February of 2012. These men and women can be found braving the chaos of Varick Street SINCE THE PTMs HAVE BEEN IN PLACE WE HAVE SEEN: Here’s what some of the locals are saying during the height of rush hour in the hopes of providing a • Blocked crosswalks reduced by 43% sense of calm, order and safety to a traditionally hectic pedes- • Blocked intersections reduced by 61% about the PTMs: trian environment. • Horn honking reduced by 53% “My favorite is John Mitchell. He’s always smiling “Whether I am a pedestrian or a driver trying to and is never without a kind word. I certainly hope get into the tunnel, when they (the PTMs) are on duty your PTMs will continue to work in the neighborhood. I reach my destination in shorter time, relatively It’s always comforting to see them.” certain that I will not be hit by some aggressive inter- “They are wonderful! Still congested, –Kevin section hogging driver! Thank you. They are a welcome addition to the Hudson Square area. Plus, it’s orderly and safe. Also, they are friendly, “They (the PTMs) make a huge contribution to they are extremely pleasant, have great senses of keeping traffic smooth, I’m glad they are there! humor and keep the traffic MOVING.” helpful (just yesterday assisting Thanks for putting them on the job.” – Patricia –Nancy a woman with a stroller) and always “I would like to thank who ever came up with this idea . . . I applaud you for a job well done and please have a smile for you.” keep up the good work.” —Karen - Pat, Project Renewal

14 15 6TH AVE HUDSON WASHINGTON X7 VARICK GREENWICH X9 X10 M21 WEST HOUSTON X27 X28

KING ACCESS-A-RIDE

CHARLTON M5 M20 M20 SPRING M21

DOMINICK

Transportation Access GRAND

CANAL Transportation Pedestrian Counts West Houston St & Varick St M21 West Houston St (Westbound) Pine Parking 111–115 Varick St Corporation Canal St & Varick St Spring St (Eastbound) Facts + Figures The number of pedestrians on our streets is higher than ever. West Houston St & Hudson St Comparing pedestrian counts at four intersections from May 6th Ave & Canal St X9X7 X10 X27 X28 West Houston St & Washington St Spring St & 6th Ave The Hudson Square neighborhood continues to grow. As more 2010 to May 2013, we found: Duarte Park (Canal St & 6th Ave) companies move into our buildings, more people are work- · 11% increase in weekday AM pedestrians 6th Ave & Spring St ACCESS -A-RIDE King St & Hudson St ing and visiting Hudson Square every day. Annual ridership · 12% increase in weekday midday pedestrians BIKE LANES Charlton St (Westbound) at Hudson Square subways this year reached over 15 million · 17% increase in weekday PM pedestrians Hudson St & Christopher St* 114–122 Varick St Grand St (Eastbound) people. That’s a 7% increase over the last three years! · 3% increase in Saturday midday pedestrians 375 Hudson St Hudson St (Northbound) M5 6th Ave (Northbound) 561–565 Greenwich St Greenwich St (Northbound) Washington St (Southbound) Edison M20 Varick St (Southbound) 272–276 Spring St** Hudson River Park (Both Directions) Hudson St (Northbound) 43 Dominick St * 5 minute walk north of the district 294–296 Hudson St ** Includes bicycle parking map not drawn to scale/include all streets 16 17 Financials Financials

Audited Financials, prepared by Skody Scot & Company CPAs PC are available upon request FISCAL YEAR 2014 BUDGET Approved by Board of Directors on June 20, 2013

Statement of Financial Position Statement of Activities July 1, 2013 - June 30, 2014 Total Administration Marketing & Economic Traffic Streetscape Development

Assets 2013 2012 Support and Revenues 2013 2012 Revenues Cash $ 1,424,681 $ 1,259,214 Assessment Revenue $ 1,700,000 $ 1,700,000 Assessment Revenue $ 1,700,000 Accounts Receivable 3,000 0 Program Service Revenue 7,100 0 Property and Equipment 185,780 38,169 Contributions and Interest 7,236 8,283 Total $ 1,700,000 Prepaid and Other Assets 269 0 Government Grants 0 4,066 Expenses Total $ 1,613,730 $ 1,297,383 Total $ 1,714,336 $ 1,712,349 Program Expenses Contract Services $ 771,750 $ 174,150 $ 186,600 $ 301,500 $ 109,500 Liabilities/Net Assets Expenses Purchases & Other Expenses 151,450 26,050 101,900 0 23,500 Liabilities $ 88,094 $ 64,371 Traffi c $ 356,356 $ 442,303 Net Assets 1,525,636 1,233,012 Streetscape 322,634 302,062 Total Program Expenses $ 923,200 $ 200,200 $ 288,500 $ 301,500 $ 133,000 Marketing & Economic Development 452,420 650,019 Management and General $ 758,690 $ 100,351 $ 271,122 $ 190,692 $ 196,525 Administration 302,020 264,615 Total Expenses $ 1,681,890 $ 300,551 $ 559,622 $ 492,192 $ 329,525 Contingency $ 18,110 Total $ 1,613,730 $ 1,297,383 Total $ 1,433,430 $ 1,658,999 Total $ 1,700,000 Increase in Net Assets $ 280,906 $ 53,350 FISCAL YEAR 2014 EXPENSE BUDGET Membership Rolls Members as of June 30, 2013: 98* 33% MARKETING & ECONOMIC * An up-to-date copy of the membership rolls are available to all members upon request. DEVELOPMENT

29% 1% CONTINGENCY

ADMINISTRATION 18% 19% STREETSCAPE TRAFFIC

18 20142013 19

W Houston St

Board of Directors King St King St

Hudson St

Greenwich St

Laura Walker John Maltz EX-OFFICIO Charlton St Varick St Chair Greiner-Maltz Company The Honorable Michael R. Bloomberg, Mayor Charlton St

New York Public Radio of New York The Honorable Scott Stringer, Manhattan Borough President Vandam St

Vandam St The Honorable John C. Liu, Comptroller Vandam St

Greenwich St Jason Pizer Anthony Mannarino The Honorable Christine Quinn, Council Member (District 3) Hudson St Spring St Spring St Varick St Treasurer Extell Development Company Spring St Trinity Real Estate Dominick St Steve Marvin Special Thanks To: Dominick St

6th Ave

Mindy Goodfriend Olmstead Properties, Inc. Renwick St Hudson St Broome St 6th Ave Secretary The Anchor Bar KBS Broome St Canal St Connection Partners LLC Mary McCormick Architecture Research Office Mae Mae Café Holland Tunnel Watts St

6th Ave Fund for the City of New York Beacon New York City Fire Museum Varick St Michelle Adams Edelman New York Public Radio Canal St Tishman Speyer James Montanari EET Port Authority of NY & NJ Grand St Pearson plc HERE Arts Center Trinity Real Estate About the Hudson Square Anthony Borelli Jack Resnick & Sons Viacom Entertainment Group Edison Properties Phil Mouquinho PJ Charlton Restaurant Connection Stephen Cassell Staff Architecture Research Office Liz Neumark Launched in July 2009, the Hudson Square Connection is livening the streets, and re-enforcing a socially, culturally and Great Performances Suzy Changar Ellen Baer Laura Schultz completing the neighborhood’s transformation into a major environmentally sustainable community. Our goal is to capture John Cucci Vice President Communications President Senior Economic creative hub that is home to more than 40,000 people working the spirit and innovation that is thriving in the commercial Viacom Entertainment Group Howard Pulchin & Marketing Development Associate in advertising, design, media, communications, technol- spaces and bring that energy into the public realm. Edelman Reneé Schoonbeek ogy and other creative businesses. Our district is generally The Connection was unanimously approved as the Dale Fitzgerald Lauren Racusin Vice President Planning Madeline Knauer bounded by West Houston Street on the north, Canal Street 64th BID in New York City by the City Council on January 28, Resident Donna Vogel-Siciliani Senior Planning Associate & Capital Projects Marketing Coordinator on the south, 6th Avenue on the east and Greenwich Street on 2009. Ellen Baer, the Connections’ President, came on board Newmark Knight Frank the west. For exact boundaries of our district please see our in May of that year, and the Connection opened its doors on Laurence Gluck website HudsonSquareBid.com. July 1st. We now have a full time staff of six; you can read our Stellar Management Jeffrey Sussman Incorporated as a 501c3, not-for-profi t organization, our bios online. Edward J. Minskoff Equities, Inc. formal name is the Hudson Square District Management Asso- The BID is funded primarily through the payment of an Brett Greenberg ciation, but we do business as the Hudson Square Connection. annual assessment on commercial property, with an an- Jack Resnick & Sons, Inc. Kim Whitener The district we manage is a Business Improvement District nual budget of $1.7 million. The NYC Department of Finance HERE Arts Center (BID) one of 67 such organizations around the city. Unlike disburses these funds to the BID through a contract with the Andrew Lynn most BIDs that focus on supplemental security and sanitation Department of Small Business Services. In part, we measure Port Authority of NY & NJ Tobi Bergman services, we provide traffi c management and placemaking pro- the returns on this investment by the success of our busi- (non-voting member) grams, building a connected community in a forward thinking nesses and the comfort and pride our workers take in this Community Board 2 Representative Manhattan neighborhood. To accomplish this we are focusing exciting community. on ameliorating local traffi c congestion, beautifying and en-

20 21 Hudson Square Connection

180 Varick Street, Suite 422 New York, New York 10014 (212) 463-9160

Design: Poulin + Morris Inc. HudsonSquareBid.com