The Hudson Cultural Alliance is a Hudson-based 501(c)3 (pending) built to lead the planning and fundraising activities in support of the acquisition and adaptive reuse of the armory.

1. Arts @ The Armory
A vision of the Hudson Cultural Alliance

2. The Opportunity: Arts @ The Armory
The Town of Hudson and the region, broadly, are presented with a
generational opportunity to take ownership of a unique and historical
downtown asset, The Armory.
The feasibility study conducted by the Hudson Business Improvement District
(“BID”) demonstrated the demand for, and economic opportunity within, this
regional arts and culture initiative. The study further illustrated broad and
deep public support for a regional arts center at The Armory.

3. The Organization: Hudson Cultural Alliance
The Hudson Cultural Alliance, Inc. (“HCA”) is a local arts and culture non-profit,
member-based organization, whose mission is to promote, sustain, and
enhance the creative economy in Hudson.
We collaborate with community members and civic leaders to support and
expand cultural opportunities through Advocacy & Awareness and Economic
Development Initiatives.

4. The Team: HCA Board of Directors
Andy Horvitz, President & Treasurer
Chuck Randall, Clerk
Steve Goldberg, Director
Tom Desmond, Director
Ron Sorgman, Director
Ed Nunes, Director
These Hudson residents have offered their
time and expertise to lead the HCA through the
acquisition and rehabilitation of The Armory.
Expertise:
Architecture, Construction, Property Management
Marketing, Business Development, Fundraising
As we grow our team and build relationships,
the depth and breadth of our expertise will
expand dramatically.

5. The Plan: The HCA and The Armory
With broad public support for the
initiative, the HCA is forging plans to
acquire and redevelop The Armory into
a regional community arts center.

6. The Plan: Phase 1
● Form a 501(c)3 organization and team to lead the project.
● Engage with, and earn the support of, the BOS and Town officials.
● Develop and execute an aggressive fundraising strategy.
● With and through the Town of Hudson, “acquire” The Armory.
● Rehabilitate The Armory as a flexible exhibition space and performing
arts venue.
● Through the HCA and partner arts organizations, develop and
implement a sustainable business plan with various revenue streams.

7. The Plan: Armory Acquisition Cost
While the price will be determined through appraisals performed by and negotiations with
DCAMM, we can envision a scenario wherein the acquisition cost is under $200K.
Example, if used for housing:
● Value: ~25,000 usable sq. ft. X $175/sq. ft. = $4.375M
● Construction Costs: ~$1M in general rehabilitation + $125/sq. ft. = $4.125M
Value - Construction Costs = $250,000
$250,000 X 75% = $187,500 acquisition cost
(which may be further reduced through partial municipal use, i.e. Library, Historical Commission)

8. The Plan: Redevelopment Cost
While the BID’s feasibility study alluded to redevelopment costs of $1.5M to
$2M, our scaled back approach costs far less.
An open space focused on use by exhibitors and performers who will
bring/rent their own equipment cuts construction costs by:
● Focusing on 1st floor only.
● Eliminating the elevator.
● Reducing amenities (bathrooms, kitchen, power requirements).
Estimated costs for Phase 1: ~$1M.

9. The Plan: Total Phase 1 Costs (estimates)
Acquisition: $200,000
Redevelopment: $1,000,000
Fundraising: $200,000
Pre-open OpEx: $100,000
------------------
Capital Required: $1,500,000

10. The Plan: Fundraising
This project is, and always has been, about raising the capital necessary to get
it off the ground.
The HCA will strategically and aggressively pursue a range of opportunities:
Donors: foundations, corporate giving, supporting members, etc.
Grants: Mass Cultural Council, Mass Humanities, National Endowment for the
Arts, Mass Preservation Projects Fund, and more.
Tax Credits: to be explored.

11. The Plan: Business Plan
Through a combination of multiple revenue
streams (tickets, vendor fees, facility rentals,
etc.) and ongoing donor contributions, The
Armory will generate $500K-600K in income, in
its first year of operation.
These enterprises are rarely profitable, but the
operating expenses are flexible and can be
managed so as to align with revenue. As such,
we believe The Armory can deliver nominally
positive cash flow in its first year.

12. The Plan: Benefits to the Town
Economic:
● Millions in direct investment and new commerce in town.
● More visitors, spending more money around town.
Cultural:
● A local and accessible resource for both residents and arts & culture
organizations throughout the region.
● The hub of a potential cultural district.
Historic:
● This iconic downtown building remains within town control and will be
open to residents.

13. The Plan: Timeline & Objectives
Date September 9, 2019 December 31, 2019 2020 2022 - 2024
Town of Hudson BOS requests extension
from DCAMM.
Recommend HCA’s
Armory plan to
DCAMM.
Support pre-development holding costs
of the Armory.
During this period, the Town can pull
out at any time and for any reason.
State of MA / DCAMM Grants extension to 12/31. Engage with Town and HCA,
facilitating acquisition by HCA.
HCA - Operations Form 501(c)3, present
plan to BOS.
Flesh out Armory
project, win donor
commitments.
Develop detailed acquisition and rehab
plans.
Close acquisition and commence
redevelopment.
HCA - Fundraising Goal
(cumulative)
$2,000 $300,000 $1,500,000 $8-10M

14. $0.00
Cost to the Town:
● BOS support of HCA.
● Exercising its First Right of Refusal for an Armory Arts Center.
● Abandoning the acquisition, at any time.

15. Risk to the Town:
Act now, or lose
The Armory forever.
It will go to auction and will
likely become condos.

16. Thank you.
For more information, please visit our website:
HudsonArtsCenter.org
or contact Andy Horvitz:
andy@hudsonartscenter.org or 781-308-0019