Historical Renovation Project Summary

Historical Renovation Project Summary

As the song says, "What a long strange trip it's been."  But now it is done & we LOVE our new home!  With funds appropriated at Town Meeting, from donations, from two Community Development Block Grants from the Massachusetts Department of Housing & Community Development, & funds from Hudson's Community Preservation Commission we were able to rehab & restore our 7,500 SF building and put on a 6,500 SF addition.

Feasibility & Scenarios

In 2007, the Town began the complex project of renovating the Hudson Senior Center.  The building comprised 8,400 SF of building space (7,495 SF in the original structure and 905 SF in a 1979 addition.)  Unfortunately, the building ramps were out of compliance with ADA requirements.  There were no bathrooms that adequately served the handicapped.  Upper and lower floors could not be utilized due to the lack of an elevator.  Lack of a commercial kitchen prevented the serving of hot meals.  The building also lacked proper functioning HVAC utilities and had an insufficient electrical system capacity.  Ceilings were caving in and decorative ornate plaster was left hanging unrepaired. The building lacked an elevator and had been badly modified over the years with a stair lift, historically-inappropriate addition in the back, and substandard material finishes (aluminum siding, hung acoustical ceiling tiles, etc.).

The facility was also substantially undersized for the population of seniors it served.  The Council on Aging had to turn away many seniors from various programs because of insufficient space and had been forced to move programs and activities to other locations around town.  The facility desperately needed to expand, but in what manner? 

Many scenarios were investigated, from renovation only to complete building demolition and replacement.  One scheme in the feasibility study included “plans to demolish the entire building and rebuild a structure on the existing site.”  But during the public vetting process, it became clear that this was not an option the community desired.  Despite the convenience and simplicity inherent in a new-building construction as opposed to renovating a building with unknown secrets locked behind walls, the Town chose the more complex option out of respect for the building’s historic value.  Municipal leaders, hearing community concerns, took proactive steps to preserve the building by initiating an effort to add the site to the local Silas Felton Historic District via adoption at Town Meeting. The addition of this parcel to the historic district ensured the preservation of the building’s historic character, not only during the reconstruction process, but into the future.

South Elevation

Historical Restoration

Thus, a full renovation and expansion was planned, but the expansion had to be done with care to replicate historic detailing and preserve the grandeur of what was still intact within the original building.  In addition, in order to remain within a tight budget, project managers, applied for and received Community Preservation Act funding, in order to maximize preservation efforts and to be able to replicate interior details in addition to those more visible on the exterior.  The 1979 addition would be removed.  Upon further research into the building, it was discovered that a detached barn was located at the base of the hill, where the pond begins.  The addition was designed to achieve a similar aesthetic theme - using the addition to simulate a carriage house, annexed to the main building.  To replicate authentic details on the new, period inspired addition, care was taken to accurately reproduce all mouldings, brackets, woodwork, trim profiles and stonework.

The entire original homestead was rehabilitated.  Care was taken during the design process to fully preserve and utilize as much of the original features as possible.  Wood floors were refinished, parquet floors were saved, banisters were taken apart and reused in other locations to create code-compliant stairs and original windows in good condition were left in place.  Chimneys were lined to put back into productive use, stained glass windows were re-leaded and reinstalled, and interior window shutters remained in place.  Marble fireplaces were preserved, as was all existing ornamental woodwork.  The beautiful filigree plaster ceiling, in what is now the Director’s office, was repaired and remains intact.

The exterior shell was restored to its original character.  Aluminum siding was removed to expose the original wooden clapboards.  Once the siding was stripped away, further evidence of past exterior alterations came to light.  Many character-defining missing historic architectural elements were replicated, such as the corner quoins and exterior window shutters.  Evidence of a long-removed wooden porch caused a basic concrete entryway to be redesigned to be more historically accurate.  The modification now reflected the original porch design and now has wooden banisters instead of metal railings.

Although slate shingles were cost-prohibitive, slate simulated fiberglass asphalt shingles were chosen.  The Italianate style brackets were restored and reinstalled in their original locations and replicated for use on the carriage house addition.  The granite foundation was cleaned and restored.  Even walkways and decks were designed to allow large maples to remain and a period style light pole was added to the parking lot.

West Elevation

Outcome

The renovated and expanded Hudson Senior Center held its grand opening in September 2010 to wide community acclaim.  Over 350 people attended the grand opening ceremony.

The Center expanded not only the building, but also its subsequent operations.  The number of patrons visiting per day has tripled.  The addition of the “Great Hall” allows the programming of everything from line-dancing to senior-centric legal seminars to holiday meals for 125 people.  The previously inaccessible basement now boasts movie screenings, line-dancing, tai-chi and a multitude of fitness classes.  The commercial kitchen now prepares hot lunches every day, and sees a flurry of activity every autumn, as the seniors can now bake goodies for fall/winter craft and holiday fairs.

The Hudson Senior Center is used for Town-wide community programming, as well.  The Chamber of Commerce sponsored Selectmen’s debates were held in the Great Hall.  With the room’s live-broadcast capabilities, the event was televised to the whole community.  The Hudson Business Association has since begun to use the Senior Center’s Library during its Downtown Holiday Stroll.  The fireplace in the Library of the Senior Center makes a perfect backdrop for Santa pictures!  

Those who visit the center uniformly agree that it is one of the “homiest” senior center facilities they have ever seen.  The original building features give it warmth and coziness not normally found in an institutional setting.  This contributes to our high rate of participation among seniors and gives the Town pride in its municipal facilities.

East Elevation

Specifics

Our building is now fully functional, from basement to third floor.  We now have state-of-the-art audio/video capabilities, public computers & wi-fi access.  Our basement level houses our fitness activites, presentations & movie screenings.  Our first floor now boasts a commercial kitchen, activity/banquet hall, library & game room.  Our second floor houses our social worker offices, craft room, medical office & gift shop.  Our third floor is home to our COA Board conference room & alternate activity room.  All levels are now fully ADA compliant, and our multi-level approach means less walking when compared with a sprawling single-level structure.

Our audio/video set up includes 3 large flat screen TV's & an 11 foot projector screen, making the smallest font in a Powerpoint Presentation easily readible for seniors.  There are also 3 other smaller screens throughout the building for smaller gatherings.  Mounted cameras not only allow us to film our presentations, but broadcast live on the local cable access channel as well.

We love our new outdoor deck, looking over Bruce's Pond.  The basement level has a walk-out patio at pond-level.  Seniors may sit in the shade beaneath the deck above, or venture out into the sun to see our beautiful garden.

Bruce's Pond
View from back of Center, looking over Bruce's Pond at St. Michael's Church.