City of Laguna Beach Request for Proposal

for

Consulting Services for a City of Laguna Beach Artist Work/Live, Work and Production Space Assessment February 18, 2017

1. CONSULTING COMPANY/TEAM BACKGROUND

About Artspace

Established in 1979 in Minnesota to serve as an advocate for artists’ space needs, Artspace effectively fulfilled that mission for nearly a decade. By the late 1980’s, however, it was clear that the problem required a more proactive approach, and Artspace made the leap from advocate to developer. Since then, the scope of Artspace’s activities Artists at work has grown dramatically. Artspace is now a national leader With affordable space to live and in the field of developing affordable space that meets the work, our resident artists can needs of artists through the adaptive reuse of historic unleash their creativity buildings and new construction.

Artspace’s first three live/work projects were in Saint Paul: the Northern Warehouse Artists’ Cooperative (1990), Frogtown Family Lofts (1992), and Tilsner Artists’ Cooperative (1993). In the mid-1990s, Artspace broadened its mission to include non-residential projects. The first of these, The Traffic Zone Center for Visual Art (1995), transformed an historic bakery in the Minneapolis Warehouse district into 24 studios for mid-career artists.

Since then, Artspace has expanded its range of activities Lively neighborhoods to include 42 projects in operation and more in Our projects spur economic development in more than 20 states. In all, these projects activity and dynamic street represent nearly 2,000 live/work units and millions of life in the area square feet of non-residential community and commercial space. Artspace has evolved into a truly national organization based in the Twin Cities, with offices in New York, Denver, Los Angeles, Seattle, New Orleans, and Washington D.C.

Artspace uses its three decades of experience in arts- based community transformation in providing consulting services to communities around the country. Artspace works with communities to align stakeholders, conduct feasibility and market research, deliver financial and site Sustainable solutions analysis for projects, and provide resources and advice Our projects provide long- on sustainable ways forward for a diverse range of arts term affordable space and space-based projects. without ongoing fundraising Artspace programs fall in three broad categories: Property Development, Asset Management, and Consulting Services.

2 Property Development Development projects, which typically involve the adaptive reuse of older buildings, but can also involve new construction, are the most visible of Artspace’s activities. To date, we have completed 42 major projects. A dozen more are under construction or in the development pipeline. Artspace live/work projects are operating from coast to coast.

Asset Management Artspace owns or co-owns all of the buildings it develops; our portfolio now comprises more than $600 million worth of real property. We strive to manage our properties so that they will be well-maintained, yet remain affordable to the low-and moderate-income artists for whom they were developed in the first place. Revenues in excess of expenses are set aside for preventive maintenance, commons area improvements and building upgrades.

Consulting Services In addition to its roles as developer, owner, and manager, Artspace acts as a consultant to communities, organizations, and individuals seeking information and advice about developing affordable housing and work space for artists, performing arts centers, and cultural districts, often within the context of historic preservation. Since 2004, Artspace has worked with over 223 communities in 45 states through their consulting services.

2. PROJECT APPROACH & CAPABILITY TO PERFORM SCOPE OF WORK

The proposed scope of work for Laguna Beach, California (Phase I: Capacity and Demand Assessment) parallels closely with Artspace’s own consulting and development approach. A Preliminary Feasibility Visit will be the cornerstone of our work in Laguna Beach.

Preliminary Feasibility Visit Because Artspace has always made community engagement a high priority, we have 25 years of experience in convening and facilitating meetings in communities large and small. We begin almost every project by conducting an intensive two-day Preliminary Feasibility Visit during which, working with a small Core Group of key stakeholders, we conduct focus group sessions with leaders and practitioners from four sectors:

1. Artists, creatives and arts administrators 2. Finance and funders, including bankers and community foundation officers 3. Civic leaders, including elected and administrative officials 4. Community organizations and businesses, including other developers

We also conduct a public meeting to inform the community about Artspace and our work, build support for the project, address questions and concerns, and gather information about the kinds of arts spaces the community needs. The Preliminary Feasibility Visit also includes site and property tours with the Core Group of stakeholders of potential neighborhoods and properties for the project in question.

Artspace produces a final report from the Preliminary Feasibility Visit that outlines stakeholder feedback, an analysis of potential sites, financial analysis, an overview of community context and challenges, and potential project leadership.

3 Artspace Approach We do this work in the context of the comprehensive general and specific plans of the cities that engage us. This is important to them – and therefore to us – because these plans typically include goals for housing, transit-oriented development, catalytic projects, and so on. In our experience, arts-related projects are usually more successful and more easily funded if they align with larger civic goals and public policies. Artspace will work with the City and team of stakeholders in Laguna Beach to identify the city plans and initiatives that, that in addition to the Laguna Beach Cultural Arts Plan, may align best with this type of project. For example, in our feasibility work in Los Angeles, we aligned two concepts around the City’s efforts to transform geographic areas. This included the revitalization of the Downtown Broadway corridor through housing and community engagement space. It also included Hollywood’s Promise Zone, where the concept included a transit-oriented-development/multi-modal approach and focused on providing affordable creative workforce housing, job training programs for the entertainment industry, and related social service support.

We passionately believe in the importance of involving artists and other creative people in all aspects of the planning and operation of our projects. In Loveland, Colorado, for example, where we have completed the first phase of a two-phase project that will ultimately transform Loveland’s Feed & Grain building (the last intact granary in Northern Colorado) into a center of arts activity, we helped the community obtain an ArtPlace America grant to underwrite Arts @ the Feed & Grain, a participatory artist programming and planning initiative that has given Loveland citizens an exciting taste of what the Feed & Grain will be after its redevelopment. We have launched similar initiatives in communities across the country, including most recently in Dearborn, Michigan and El Paso, Texas, two of Artspace’s most recently completed projects.

On the development side, all Artspace projects are financially self-sustaining over the long term. In 27 years as a developer we have never returned to a community to seek operating support for a project. Our experience as owner/operator of 42 successful arts projects around the country gives us a unique perspective in our consulting work, in which we help communities identify ways to create and foster projects that are sustainable over the long term.

3. PERSONNEL AND PROFESSIONAL EXPERIENCE

WENDY HOLMES Senior Vice President, Consulting & Strategic Partnerships

Wendy Holmes grew up in Illinois and moved to Minnesota to attend Macalester College, from which she graduated cum laude with a BA degree in music. Before joining Artspace in 1999, she worked in the development departments of Minnesota Public Radio (1983-90), Walker Art Center (1990- 92), Macalester College (1992-94) and the Science Museum of Minnesota (1994-99), where she co-directed a successful $100 million capital campaign for a new museum overlooking the Mississippi River in downtown Saint Paul. As Senior Vice President for Consulting and Strategic Partnerships, Wendy oversees a staff of four that identifies new communities and new opportunities for arts-related real estate projects across the country. Wendy has been active on local and national boards and advisory committees, including the Minneapolis Arts Commission, James Sewell Ballet, the Urban Land Institute, the Minneapolis Parks Foundation, Cantus and the Merce Cunningham Dance Company. She has been a speaker at numerous national arts and urban affairs conferences, as well as a

4 guest lecturer at the University of St. Thomas, Macalester College and the Hubert H. Humphrey Institute of the University of Minnesota. Wendy has become a national resource for information about cultural development and has been interviewed by many local and national publications.

TERI DEAVER Vice President, Consulting & Strategic Partnerships

Teri Deaver is based in Los Angeles, and leads Artspace’s consulting work in the Southwest. With a background in the performing arts, she has a particular sensitivity to the plight of artists seeking affordable space. She began her tenure at Artspace in 1997 in the asset management division where responsibilities included leasing, property management oversight, annual budgeting and artist relations. As Director of Asset Management, she oversaw Artspace’s portfolio, worked with the Board of Directors Task Force on Asset Management, while maintaining asset management responsibilities for the Hennepin Center for the Arts, Spinning Plate, and the Riverside Artist Lofts. Other roles at Artspace have included project development work for the Riverside Artist Lofts in Reno, NV and project management of various predevelopment and consulting projects nationally. In her current role as VP of Consulting and Strategic Partnerships, she works with communities nationally as they embark on arts development projects including affordable live/work, creative incubators, studio and non-residential creative space, facility expansion and the infrastructure necessary to sustain the community’s vision for their artists and creative sector.

ANNA GROWCOTT Director, Consulting & Strategic Partnerships

Anna Growcott has been a member of Artspace Projects’ Consulting and Strategic Partnerships team since May 2012. In her position as Director, she is responsible for project managing, facilitating focus groups and workshops, and writing reports. She works directly with municipalities, nonprofits and foundations to identify their space related goals, creating a plan to help them gather the data and stakeholder input needed to make informed decisions to move their project forward. Anna divides her time between the head office in Minneapolis and on-the-road in our partner communities.

Before joining Artspace, Anna worked as a dancer, teaching artist, and small business owner. After living in Australia, New York, and China, Anna is happy to be home in Minnesota, but hasn’t lost her passion for travel or learning about other cultures and languages.

Anna graduated with honors from Northwestern University as a Cognitive Science major, a Spanish minor, and an unofficial member of the Dance department.

4. ARTS COMMUNITY CONSULTING & DEVELOPMENT EXPERIENCE

Artspace Consulting helps communities advance the arts through space-related strategies. We have consulted in 45 states and over 223 communities. Our clients include developers, building owners, arts districts, nonprofits looking to relocate, cities, and historic preservation

5 groups among others.

We bring to bear our vast development experience and our knowledge as an owner and operator of creative space. We are a practitioner and a consultant. Examples of the types of relevant services we have provided to public and private clients seeking to create new arts/cultural and live/work facilities include:

• Assessing early project concept feasibility and sustainability

• Identifying and measuring the arts market in terms of individual artists’ space needs and the space needs of arts/cultural organizations and creative businesses. We then translate the data about needs and preferences into spatial and operational plans. We have surveyed over 25,000 artists nationally.

• Facilitating prioritization exercises to help determine the best mix of creative commercial uses that balance community, board, civic, funder, artist and other stakeholder priorities with fiscal realities and site limitations. A recent example is The Carr Center in Detroit, Michigan, a creative hub devoted to African and African- American cultural traditions. It must relocate from its current home this year, and is looking for a new venue with the appropriate space that can support their core programming long term. Local artists, civic leaders, and neighborhood board members can participate in prioritization exercises.

• Assisting individual arts/cultural organizations and other nonprofits with their relocation, expansion, and/or cultural space reuse plans. For example, we worked with the Wilshire Boulevard Temple in Los Angeles, to refresh and align a capital upgrade plan for their historic Piness Auditorium with an appropriate cultural program and operating plan.

• Performing sustainable operations analysis for multi-use arts facilities. For example, we worked with the Telluride Arts District in Telluride, CO to gather community input, review current budget for the arts district, and create capital and operating pro formas for four preferred redevelopment scenarios for the Telluride Transfer Warehouse.

• Providing best practices for arts facility design, implementation, and tenant selection, leasing and management strategies based on Artspace experience as well as market research and similar successful project models. A current example is our work with the Cameron Foundation in Petersburg, VA to help a local, independent developer undertake an artist live/work, mixed-use project.

• Aiding city-wide efforts to advance creative space opportunities. For example, in Tacoma, WA we worked with the City, local developers, and artists in a three- pronged approach. Artspace offered development and funding-based policy and infrastructure recommendations to the City; project specific creative space needs market data, technical assistance, and workshops introducing unique case studies to local developers; and best practices for leasing creative space to artists.

Specifically, in California we have worked as a consultant and a developer on a variety of projects and initiatives. Most recently, in Long Beach, we helped the City plan the development of an art center to be managed by a newly formed nonprofit. In Los Angeles, we worked with the Department of Cultural Affairs and local partners to advance the concept of a multi-

6 purpose artist housing facility and the Affordable Housing Partnership for Artists, a program to aid artists in securing available affordable housing in Downtown. In Santa Rosa, we helped the City ascertain the feasibility and the market for an Artspace-modeled live/work project. In San Jose, we helped the Department of Cultural Affairs refresh an outdated artist space needs assessment and plan for the introduction of new affordable space for artists, into a Housing Department supported project that was underway.

Our clients range from small rural communities to major, high-cost metropolitan areas such as NYC and LA, and we have experience with the unique challenges that accompany diverse communities. From our experience, we know that a diverse project – which is defined quite differently in different places – is primarily the result of effective community engagement. Community engagement is Artspace’s most deeply held value and practice. It is central to our work because most of what we do is in response to a community’s call to action. We respond to a community’s needs rather than advancing Artspace’s needs.

From our very first interaction with a community, Artspace seeks to ensure an inclusive approach to engagement. When our Consulting division completes its initial Preliminary Feasibility Visit, efforts are made to ensure that stakeholder meetings include representation from a diverse community of artists and organizations. The artist market survey process which follows is specifically designed to ensure that survey documents find the diverse community that we seek to serve.

Diversity of Partners • In New York’s El Barrio, we worked to protect a Puerto Rican community that felt under direct threat of encroachment from the ever-rising Upper East Side. Our partners in our PS109 project include many Puerto Rican/Latino community leaders, including City Council Speaker Melissa Mark-Viverito, our primary political champion; El Barrio’s Operation Fightback, a local CDC led by Gus Rosado, of Puerto Rican heritage; Hi-Arts, an artistic organization founded by Clyde Valentin, of Puerto Rican heritage, and now led by Kamilah Forbes, of Puerto Rican and African-American heritage; and El Taller, a Latino cultural organization providing language and arts education. In partnership with the NYC Housing Preservation Department, we created a project covenant that ensured that more than 50% of PS109’s initial residents came from Community Board 11, the local neighborhood that is predominantly Latino/Puerto Rican.

• In New Orleans, we are working in Tremé, one of the most historically significant African-American communities in the US, to restore the vacant Bell School campus to its historic place as a cultural center and neighborhood anchor. To lead this effort, we have hired a highly regarded local community activist, Joe Butler, of African-American heritage, as our project manager, and our key partners are all organizations primarily serving the African-American community with strong African-American leadership: Jonn Hankins and the New Orleans Master Crafts Guild; Stephanie McKee and Junebug Theater; Andreanecia Morris and Providence Housing; and Cyril Saulny and Tremé4Tremé.

• On the Pine Ridge Reservation, we are working with Lori Pourier/First Peoples Fund, Tawney Brunsch/Lakota Funds, and other native leaders to create both fixed and mobile art labs to support the large Native American reservation population that is engaged in artistic/cultural work. We are also working with Native American architects

7 to ensure that the project design responds to and serves appropriate traditions.

• Our third and most recently completed Seattle project, the Mt. Baker Artspace Lofts, is across the street from what has been repeatedly described to us as the “most diverse zip code in America” (based on census data in 2010). The community has many people of Asian and Pacific Island heritage, and to reflect a segment of this population, we are dedicating four of our 11 commercial bays to the creation of a Vietnamese pre- school and language school.

• In Honolulu, our key partner in the Ola Ka ‘Ilima Artspace Lofts is Vicky Takamine, an esteemed Native Hawaiian activist, artist and community leader. Her organization, PA’I Foundation, will manage a 4,000 square foot Hawaiian cultural center on our ground floor, and ensure that the space is shared between six and eight Native Hawaiian hālaus – each with overlapping missions to share and perpetuate National Hawaiian traditions. Reflecting the diversity of the Hawaiian Islands, other essential project partners represent the Japanese-American community, including Irene Hirano Inouye, Jennifer Sabas, and Kelvin Taketa.

• In our recently completed Minot, North Dakota, project, we ensured that the primary commercial space would be reserved for the Turtle Mountain Tribal Arts Association, creating space both to showcase native arts and to provide professional training for Native American youth. In this decision, we had to overcome significant hesitation from the exclusively white leadership of the City of Minot.

• In Dearborn, Michigan, we are partnering with ACCESS and the Arab-American National Museum to ensure that the incubator space at the City Hall Artspace Lofts is structured to support the needs of local Arab-American artists and creative entrepreneurs. As in Minot, our commitment to diversity has had to overcome some resistance from our city partners.

• In El Paso, Texas – where about 80% of the population is Mexican-American – we are working with the City to create the El Paso Artspace Lofts. Virtually every work trip to El Paso has also involved a visit to Ciudad Juárez, across the border, as we very intentionally work to create bridges into Juárez’s dynamic arts community.

• This ethos has been present since our earliest work. African-American artists and activists like DeJunius Hughes, Seitu Jones and Ta-Coumba Aiken were leading forces in the creation of the Northern Warehouse (and later became long-time residents). Our first non-Twin Cities project, in Duluth, nearly came undone because of our insistence – against significant local opposition – on involving the Native American community in project planning and ultimately in the utilization of created spaces.

As our national network expands, we are also working more regularly with highly diverse organizations such as the National Association of Latino Arts and Culture (NALAC), Alternate ROOTS, La Mama Theater, Pregones Theater, First Peoples Fund and others both to advise on their space-related issues and to seek their assistance connecting with diverse leaders and arts organizations as we explore work in new communities. For example, Maria De Leon of NALAC has helped introduce us to Latino leaders in El Paso, New Orleans, Mesa, Denver and elsewhere. Rosalba Rolon of Pregones Theater has been an essential guide as we have explored potential work in the Bronx.

8 Selected Examples of Artspace Consulting Projects

ARTSPACE BUFFALO LOFTS, OPEN BOOK, BOSTON CENTER FOR THE BUFFALO, NY MINNEAPOLIS, MN ARTS, BOSTON, MA THE CHALLENGE: THE CHALLENGE: THE CHALLENGE: Create a new affordable home for the arts Help the multi-tenant nonprofit analyze articulate viable project concepts to guide in the economically depressed, racially current space usage and financial redevelopment of BCA’s historic Artist divided Midtown neighborhood status; refine vision to tell their “story” Studios Building GOALS: GOALS: GOALS: Jumpstart economic revitalization, help Define the challenges and opportunities Identify concepts, options, and next steps bridge a historic racial divide available to the building and its anchor for redevelopment; assess BCA’s SCOPE OF WORK: tenants; frame the project to make it readiness to move forward Preliminary feasibility visit, arts market most relevant to prospective funders SCOPE OF WORK: study, project development SCOPE OF WORK: Preliminary Feasibility Visit DELIVERABLE: Capital Needs Assessment Facilitated Charrette development of Buffalo Artspace Lofts in Sustainable Operations Analysis DELIVERABLE: partnership with the Belmont Shelter DELIVERABLES: Report addressing a range of options, Corporation – 60-unit mixed-use project Capital and operating budgets, from modest renovation to a complete with community gallery and commercial including a 15-year forecast; overhaul space. Presentation of findings to the Open Book Board of Directors

FEED & GRAIN BUILDING, BUCHANAN CENTER FOR BEMIDJI COMMUNITY ART LOVELAND, CO THE ARTS, MONMOUTH, IL CENTER, BEMIDJI, MN THE CHALLENGE: THE CHALLENGE: THE CHALLENGE: Preserve a historic building and generate Jumpstart economic revitalization of Identify a new building to replace an economic development in its downtown Historic District by identifying a building antiquated facility that is too small to GOALS: for a new arts facility near the accommodate the organization's growing Identify a sustainable concept for adaptive existing BCA programs reuse of the Feed & Grain Building, GOALS: GOALS: incorporating affordable housing for Identify a suitable building and arts- Prioritize buildings among several artists related uses for it candidates, and help the staff and Board SCOPE OF WORK: SCOPE OF WORK: make a compelling case for funding and Preliminary Feasibility Visit Preliminary Feasibility Visit community support Arts Market Survey Capital Needs Assessment SCOPE OF WORK: DELIVERABLES: DELIVERABLE: Preliminary Feasibility Visit Feasibility Report discussing potential for Report that recommended using a DELIVERABLE: arts facility. Survey Report identifying building for artist studios, and a Report assessing four potential buildings strong need for artist live, work, and conceptual plan, interior and exterior and a recommending one based on its exhibition space renderings, a capital budget, cost size, location, flexibility, and cost estimates, and an operating plan

9 PINE RIDGE ARTS CENTER, ROLLING REZ CITY OF LONG BEACH KYLE, SD KYLE, SD LONG BEACH, CA THE CHALLENGE: THE CHALLENGE: THE CHALLENGE: Create a space for Native artists with Provide creative resources to the Help the City of Long Beach plan the access to studio space, computers, American Indian community on the Pine development of a new arts center to be classrooms and gallery space on a Ridge Reservation, an enormous managed by a newly formed nonprofit arts reservation with a vast geographic area. geographic area organization. GOALS: GOALS: GOALS: Understand the creative economy of the Community engagement, learning and Ensure a sustainable, successful project Northern Plains Indian community, and mapping the creative economy of the and complete work on tight timelines determine the space needs of the artists region SCOPE OF WORK: community SCOPE OF WORK: Project visioning, community building, SCOPE OF WORK: Capital Needs Assessment operating budget and concept plan. Preliminary feasibility visit, arts market Sustainable Operations Analysis DELIVERABLE: study, project development DELIVERABLES: Project phasing suggestions and report DELIVERABLE: A mobile arts lab called the “Rolling outlining visioning and budget Partnership between Artspace, First Rez” on Pine Ridge Reservation discussions. Peoples Fund and Lakota Funds to develop the Oglala Lakota Arts Center

5. KEY PARTICIPANTS AND STAKEHOLDERS

Artspace works with our clients to identify key stakeholders and leaders throughout each step of the consulting and development process. We also bring knowledge and experience gained through working and advising state level stakeholders on their creative space and creative economy initiatives including the State Certified Cultural District program and increasing work/live space development opportunities. Working with the City of Laguna Beach, our work would center around bringing together a diverse group of local stakeholders whose input will be invaluable in determining the feasibility and scope of the project and then helping to further inform next steps in the context of state level opportunities as relevant.

Core Group: The Core Group consists of 3-6 key individuals in the community to help carry out the feasibility study. Artspace works closely with the Core Group to ensure a productive Preliminary Feasibility Visit. This work includes pre-visit phone calls, feedback sessions and meetings during the visit, and a conference call post-visit to discuss the draft of the final report.

Focus Groups: During the Preliminary Feasibility Visit, Artspace facilitates up to four Focus Group Meetings to understand the priorities, interests, community goals, and space needs of each stakeholder group. Each meeting includes a short presentation to introduce the Artspace model and a facilitated discussion. Focus Group Meetings educate about arts facility development, elicit

10 feedback on the Project, and provide a platform for questions, concerns and support. Focus Group Meetings typically include the following stakeholder groups:

1. Civic Leadership. e.g. Key City, County and/or State staff and elected officials. This meeting focuses on civic involvement, a shared vision for development, current initiatives, and complementary community goals;

2. Financers and Funders. e.g. Local public and private funders and economic development officials. This meeting focuses on how affordable mixed-use arts facilities are developed and sustained as well as available funding sources and tools for predevelopment and development;

3. Artists, Creatives, and Arts Organizations. e.g. A diverse cross section of people working in the arts, creative, and cultural industries in Laguna Beach and surrounding environs. In Laguna Beach, it will be important to consider the Otis Report on the Creative Economy and its broad-based definition of artists and creatives who make Orange County their home, in addition to those who have left the arts-centric city, due to a lack of affordability. This meeting focuses on articulating the concept, understanding the market for a new arts facility, and collecting feedback about the local art scene, regional context, current assets and perceived opportunities;

4. Business Sector. Arts-compatible community organizations, businesses, and entrepreneurs. This meeting focuses on economic impact, community priorities and potential partners/tenants/programs that will bolster the project’s sustainable community impact;

Site Tours: Potential participants for site/building tours during the Preliminary Feasibility Visit include: an architect with historic restoration experience, preservationist from a local commission or State Historic Preservation Office (if historic sites are being considered); real estate professional with local rental and for-sale market value information; building supervisor/owners if entering building; city planning department representative.

Public Meeting: During the Preliminary Feasibility Visit, Artspace presents at a Public Meeting, which includes a slideshow about the Artspace model and the proposed Project, if applicable, as well as a facilitated Q&A session to receive community input and answer questions. The purpose of this meeting is to welcome community participation and generate excitement.

A diverse range of community members are invited and encouraged to attend, including: • People across arts disciplines (e.g. visual, performing, literary, music, multimedia, teaching, installation, textiles, film) • Across industries (e.g. academia, design, fabrication, non-profit/for-profit, creative enterprises, art institutions …non-artists, too!) • Across demographics (e.g. gender, ethnicity, neighborhood/suburb, age, stage in career, renters/homeowners) • Members of the press, including traditional and social media

11 6. DEVELOPMENT/CONSTRUCTION EXPERIENCE

Artspace is nationally recognized as a pioneer in the creative placemaking movement. Indeed, the very term “creative placemaking” was coined by two Minnesota economists, Ann Markusen and Anne Gadwa Nicodemus, after extensive studies of Artspace’s work and methodology. Neither the movement nor the term existed in 1990, when Artspace threw open the doors of its first live/work project, the Northern Warehouse Artists’ Cooperative in downtown St. Paul, in the hope of transforming an abandoned warehouse district known as Lowertown into a functioning neighborhood. Now, two decades later, Lowertown is St. Paul’s liveliest and most desirable residential neighborhood.

Over the years, Artspace has amassed a very large skill set. We know not only how to develop affordable space for artists and arts organizations but also how to keep that space affordable over time by operating it in a prudent, financially sustainable way. We know, too, how to measure the need for live/work, work-only, and other kinds of space in a community, how to align the arts with civic agendas, and how to help communities transform their creative placemaking visions into affordable, functional, and attractive buildings and spaces.

Artspace has developed 42 projects in operation across the country, including affordable live/work units, performing and arts facilities, working studios and commercial space.

Please see attached project portfolio for descriptions and specs on each of our projects in operation. Additionally, Artspace currently has more than a dozen projects in various stages of development.

7. SCHEDULE AND DELIVERABLES The following is the proposed schedule for the Preliminary Feasibility scope of work in Laguna Beach:

Preliminary Feasibility May 1, 2017 Work begins July, 2017 Preliminary Feasibility Visit • Participant and stakeholder identification • Site evaluation and analysis • Information and data gathering • Outreach and meetings, including focus groups and community public meeting August, 2017 Draft Preliminary Feasibility Visit report delivered • Feedback and edits incorporated September, 2017 Final Preliminary Feasibility Visit report delivered September 29, 2017 Scope Complete

8. REFERENCES

Sean McGlynn City Manager, City of Santa Rosa 100 Santa Rosa Ave, Room 10, Santa Rosa, CA 95404 12 (707) 543-3020 [email protected]

Sean McGlynn was hired by the City of Santa Rosa in September 2014 and is leading the city through a time of change from advancing new developments and affordable housing opportunities to internal restructuring and planning. Previously the Deputy City Manager in El Paso TX, he worked with Artspace to advance a mixed-use affordable artist housing project that has since been completed and opened its doors in 2016. Based on his experience working with Artspace in Texas, he invited us to Santa Rosa to explore a similar project that would serve artists desperately in need of affordable space in the high-priced North Bay market.

Lisa Gedgaudas Program Administrator, Create Denver Arts & Venues | City & County of Denver 144 West Colfax Ave, Denver CO 80202 (720) 865-4260 [email protected]

Lisa is the City of Denver administrator assigned to oversee the City's contract with Artspace, on a year-long (now complete) customized consulting scope including feasibility assessment and survey work, addressing the need for and feasibility of an Artspace project in the RiNo Art District of Denver.

Keith McNutt Director, Western Region Actors Fund 5757 Wilshire Blvd #400, Los Angeles, CA 90036 (323) 933-9244 x414 [email protected]

Keith McNutt, based in Los Angeles, oversees the western region of the national nonprofit Actors Fund. Actors Fund is a human services organization that provides services to everyone in the entertainment industry, including affordable housing, financial assistance, health care and insurance counseling and secondary career counseling. Keith oversaw Artspace’s early work with Actors Fund to provide a Preliminary Feasibility Visit and Arts Market Survey to progress an artist live/work project. Since then, Actors Fund and Artspace have worked together to advance housing initiatives in Los Angeles, New York and New Jersey. Keith is also a Stanton Fellow and author of LA Creates - Supporting the Creative Economy in Los Angeles.

13

Portfolio Project

Offices: Minneapolis | Seattle | New York | Los Angeles | New Orleans | Washington, D.C. artspace.org

artspace.org // 1 2 // artspace.org Dear Friends of Artspace: Contents Over the last three decades, Artspace has led an accelerating national movement by championing 4 Artspace at work the once radical idea that artists living on the edge of poverty as well as chronically underfunded arts Projects in Operation organizations can leverage fundamental social change. A generation later, leaders across disciplines are 6 California recognizing that the arts can advance public agendas, 8 Connecticut from job creation and transit-oriented development to safer streets and historic preservation. 9 District of Columbia 10 Florida Artspace has brought its expertise to more than 300 cultural planning efforts from coast to coast. Of these projects, more than 35 have been developed and are owned 11 Illinois and operated by Artspace itself, a unique portfolio representing more than half 14 Iowa a million dollars of investment in America’s arts infrastructure. At least a dozen 15 Maryland projects are currently moving through our pipeline, and we expect our portfolio to reach 60 completed projects over the next decade. 16 Minnesota 28 Nevada Many of our projects are mixed-used developments, blending affordable 29 New York live/work space for artists and their families with non-residential space for creative enterprises and nonprofit organizations. Each of these facilities also includes 31 North Dakota ample public space to support exhibits, performances and other community- 32 Oregon engaging events. Some of our facilities, however, have no living space whatsoever. 33 Pennsylvania Instead, like The Cowles Center for Dance & the Performing Arts, they focus on providing affordable space for artists and arts organizations to work, teach, 34 Texas rehearse and perform. 36 Washington

Our work was initially propelled by a belief that artists create value within a community. Today, backed by third party research, we can speak much more Projects in Development definitively about how our projects transform communities. Internally, they create affordable, appropriate space that allows individual artists and arts organizations 42 Colorado to be more artistically productive and to increase their revenue. Externally, 43 Hawai‘i they foster the safety and livability of neighborhoods without gentrification-led 44 Indiana displacement. They animate deteriorated historic structures and underutilized spaces, bringing them back onto the tax rolls and boosting area property values. 45 Louisiana They help anchor arts districts, expand access to the arts, and attract artists, 46 Michigan businesses and organizations to the area. 47 New York Today many of the strategies that we have used to build better communities 48 Ohio through the arts are at the root of the emerging field of creative placemaking — 49 Tennessee the leveraging of cultural assets to strengthen the social fabric of a community. 50 Texas Most importantly, our projects are sustainable. Our earliest projects are now more than 20 years old, and they continue to meet the needs of artists and arts About Artspace organizations while adding vitality to their neighborhoods. 51 Consulting This Project Portfolio illustrates the result of decades of work by Artspace, as well as our continued growth. With approximately 45 projects completed 52 Board of Directors or in development, we are proud to be the nation’s leader in artist-led 53 Staff community transformation. 54 Donors

Sincerely, Inside front cover, page 40, and back cover photos by: ArtsMemphis, Sarah Beckstrom, Reggie Campbell, Robin Hill, Christoper Leake, Annie Mulligan, Denise Pamieri, Seaquest Productions, Cathryn Vandenbrink, Noah Wolf, William Wright.

Kelley Lindquist President

artspace.org // 3 Artspace at work

The Artspace Mission is to create, foster, and preserve affordable space for artists and arts organizations. Artspace is the nation’s leader in artist-led community transformation, with nearly 50 projects in operation or development across the country. Through its Consulting division, Artspace has brought its hard-earned expertise to cultural planning efforts from coast-to-coast. With headquarters in Minneapolis and offices in Los Angeles, New Orleans, New York, Seattle and Washington D.C., Artspace is America’s leading developer of affordable space for artists and arts organizations.

Projects in Operation Projects in Development Consulting

4 // artspace.org tio n a er Op

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s Project

artspace.org // 5 “I’ve lived in Santa 1030 &1040River Street Artspace TanneryArtspace Lofts An Artistic Rebirth inaCulturalCapital Rebirth An Artistic Arts Center, openedin2012.Phase3willaddaPerforming ArtsCenter to theTannery 6 //artspace.org arts andculture community. Butasthehousingcosts increased, few young artists of theSanta CruzRedevelopment Agency, sawanopportunity—asite thatcould In 2001, the historic Salz Tannery closed its doors and Ceil Cirillo, Executive Director could afford to stay. In the late 1990s, Santa Cruz was a highly desirable tourist destination with a strong Campus. Commanding an8.3-acre campus ontheSanLorenzo River aboutamile from the Artspace Tannery Lofts, created 100 units of affordable live/work space in two to helpdevelop theproject. the future. Shepersuaded civicleaders to approve theplanandenlisted Artspace like this many dynamic people living in one space downtown Santa Cruz, two phases of the Tannery Arts Center are complete. Phase 1, new buildings for artists and their families. Phase 2, the Digital Media and Creative be redeveloped as anartscomplex to anchor Santa Cruz’s cultural identitywell into community asawhole.” I’m doing something valuable, not only for myself but for the ruz for a long time and there have never beenCruz | Santa Cruz,CA 95060 | Opened 2009 … It makes mefeel — Sarah Bianco, Artist Photo byGregHandberg Devcon Construction, Inc. 100 180,000 sq.ft. $35.4 million Wells Fargo Foundation Washington MutualFoundation U.S. Bancorp Foundation Affordable HousingProgram Federal HomeLoanBank J.P. Morgan Chase RBC–Apollo EquityPartners County ofSanta CruzHousing City ofSanta Cruz City ofSanta CruzHousingTrust Fund California Tax Credit California DepartmentofCommunity Architect ­Live/w To FUNDERS Financing Devel Trust Fund Redevelopment Agency Allocation Committee Redevelopment Housing tal area opment c k units ork ost

Photo by Charles Mixon he construction oftheprojecthasgeneratedhundredslocal“The construction Working Campus StudiosforanArts 1050 &1060River Street The new facility represents Phase 2 oftheTannery project, which began with the The tenants oftheTannery Digital MediaandCreative ArtsCenter represent abroad Digital Media and Creative Arts Center Digital MediaandCreativeArts T Artspace will be involved as a supportive neighbor for Phase 3, which includes the 24,000-square-foot facility consisting oftwo historic tannery buildingsthathave been adaptive reuse ofanotheroldtannery buildinginto aPerforming ArtsCenter. The completed in 2009. The Tannery allowed Artspace to create its first “arts campus,” construction ofthe100-unitArtspace Tannery Lofts,developed byArtspace and completed complex alsoprovides anew homefor theArtsCouncilofSanta Cruz. jobs andwillbenefitourcommunityfordecades tocome.The Santa Cruz’s ever-evolving Tannery ArtsCenter reached anothermajormilestone preserve and support the rich cultural and artistic heritagethat therichculturalandartistic andsupport preserve renovated into 28 studio spaces for artists and creative businesses. Studios range book arts,dance, aliterary magazine andacafé. range ofdisciplines,includingjewelry, ceramics, printmaking,glass making,painting, ruz unique.” makes SantaCruz from 200to 3,200square feet. community stakeholdersworkingtogether to realizeavision with amixofhistoric buildingsandnew construction, housingandworking studios. with the2012openingofDigital MediaandCreative ArtsCenter, anearly enter is the culmination of years of effort bymany Centeristheculminationofyearseffort Arts annery — BonnieLipscomb, Economic Development Director, City of Santa Cruz | Santa Cruz,CA 95060 | Opened 2012 Photo byGregHandberg Mark Cavagnero Associates 28 23,662 sq.ft. $7 million Sachs Family Foundation U.S. Economic Development California Cultural & City ofSanta Cruz Michael Zelver Architect WorkingStudios T Devel FUNDERS Financing Devel O Administration (EDA) Historical Endowment Redevelopment Agency TAL AREA opment Cost opment Consultant artspace.org // 7

Photo by Cathryn Vandenbrink Read’s Artspace

1042 Broad Street | Bridgeport, CT 06604 | Opened 2004

Development cost $14.1 million

Total area 121,128 sq. ft.

Commercial area 6,895 sq. ft.

Live/work units 61

Architect Crosskey and Associates

Development Consultant Mission First Capital Advisors

Financing Apollo Housing Capital, LLC Bank of America Bridgeport Economic Development Corporation Photo by Yolanda Petrocelli City of Bridgeport Connecticut Housing and Bringing Vitality to Downtown Bridgeport Finance Authority Connecticut Department of Economic and Community Development When it opened in 1925, Read’s was hailed as the finest department store between New York and Boston. Five stories tall, with green awnings that gave it an instantly Fleet Bank identifiable look, Read’s was a luxurious new symbol of Bridgeport’s sophistication People’s Bank and prosperity. But times change: by the 1970s, downtown Bridgeport had fallen on FUNDERS hard times. Read’s closed its doors in 1981 and became emblematic of urban decay. Bank of America Betty R. Sheffer Foundation In the late 1990s, the City of Bridgeport engaged Artspace to transform this urban Bridgeport Economic Development landmark into an affordable artist live/work project. In collaboration with Mission Corporation First Capital Advisors of Washington, D.C., Artspace created 61 spacious live/work Bridgeport Regional Business Council units on the upper floors and arts-friendly commercial space on the ground floor. Chase Bank The $14.1 million conversion restored the 121,000-square-foot building to its original City of Bridgeport appearance. Broad interior corridors serve as informal galleries on each of the upper Connecticut Housing and five floors; a public gallery on the ground floor houses more formal exhibitions. Read’s Finance Authority new tenants were true urban pioneers: until they moved in, downtown Bridgeport’s D. Culpepper Foundation residential population was zero. Downtown Special Services District Edward S. Moore Foundation “It’s the best thing that’s happened in this city in years. This has Fairfield County Community Foundation General Electric Fund absolutely started the transformation of downtown Bridgeport.” Greater Bridgeport Area Foundation — John M. Fabrizi, Mayor of Bridgeport Kreitler Foundation Melville Foundation O’Grady Family Foundation People’s Bank Southern Bell Company / Southeast New England Telephone United Illuminating

8 // artspace.org “Brookland Artspace Lofts “Brookland Artspace A HomeforDanceintheDistrict A $13.2millionproject, theBrookland Artspace Loftscontains 39affordable units, Artspace Lofts,isnow inoperation. Artspace and Dance Place subsequently formed a partnership to create a unique Brookland Artspace Lofts Brookland Artspace arts complex thatisbeingbuiltintwo phases.Phase1,themixed-use Brookland outdoor reception andperformance plaza. outgrown itsspace, soin2006theCity’s DepartmentofHousingandCommunity community onthemainfloor. each withbothresidential andstudio space, for artists andtheirfamilies. The Phase 2, acomplete renovationPhase 2, andexpansion ofitsexisting theater aswell asan Dance Place completed acapital campaign in2013,raising thefundsneededfor Development asked Artspace to helpDance Place expand and renovate itsfacility. District’s most prolific presenter ofmoderndance andhashelpedgenerate a Located inWashington’s Brookland neighborhoodsince 1986,Dance Place isthe space andintern housingfor Dance Place. TheVictor L.Selman Gallery serves the 3305 EighthStreet N.E. between thatandourcreative competitiveadvantageintheworld.” it alsocreatesmuchneededrehearsalspace. Other sectorstalkalot property alsohasarehearsal studio along with2unitsthatserve asclassroom, office renaissance ofdevelopment andinvestment inthearea. After two decades ithad about the importance of research and development to maintaining a ofresearchanddevelopmenttomaintaininga about theimportance competitive advantage intheworldatlarge.Well, rehearsal inthe arts, space is our research and design space, and there is a direct line space isourresearchand designspace,andthereisadirectline — Rocco Landesman, Chair, NationalEndowment for theArts | Washington, D.C.20017 … creates affordable housing for artists, and and creates affordablehousingforartists, PhotobyAniceHoachlander/DavisPhotography | Opened 2011 Hickok Cole Architects 41 47,000 sq.ft. $13.2 million MetLife Foundation Cafritz Foundation TD Bank District ofColumbia National EquityFund District ofColumbiaDepartment Calvert Foundation Bank ofAmerica MerrillLynch Cultural Development Corporation Architect Live/ To Devel Funders Financing Devel (Office of DeputyMayor) Neighborhood Investment Fund Housing andCommunityDevelopment tal Area WorkUnits opment Cost opment Consultant artspace.org // 9

Photo by Reggie Campbell “Demonstrating commitment to artists throughthisbeautifulproject, “Demonstrating commitmenttoartists The schooloccupied partofa13-acre site intheSailboatBendneighborhood,abouta 1310 S.W.Court 1310 2nd Persistence PaysOffatSailboatBend 10 //artspace.org original schoolbuildings. owe theirexistence to thepersistence ofMaryBecht,former Director ofthe Historical Commission. Completed inlate 2007,theSailboatBendArtist Loftsnow provide 37affordable live/ Broward CountyDivisionofCultural Affairs. In1998,Ms.Bechtinvited Artspace Broward Countyhasachievedtwoofitsgoals:affordable housing Sailboat BendArtist Loftsanditscompanion project, theHistoric West SideSchool, the renovated Historic West Side School serves asa home for the Broward County to investigate thepotential creation ofan affordable mixed-use facility thatwould developer, Lennar Homes,thecommunity persuaded civicleaders andLennarto room where artists holdmeetings,exhibitions, lectures andotherevents. Next door, retain itsuniquecharacter asanartsdistrict. mile west ofdowntown Fort Lauderdale. Althoughtheproperty wassoldto aprivate preserve andrestore theHistoric West SideSchool,oneofFort Lauderdale’s four and arts andculture.” and arts include housingfor artists initsredevelopment planssothatSailboatBendwould work unitsfor artists andtheirfamilies, plusaspectacular three-story community Sailboat Bend Artist Lofts Sailboat BendArtist — MaryBecht,Director, Broward CountyDivision ofCultural Affairs | FortLauderdale,33312 FL | Opened 2007 Opened // Photo byVincentFrato Historic West SideSchool 301 S.W. 13th Avenue

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Fort Lauderdale, FL 33312 37 11,500 sq.ft. 71,500 sq.ft. $13 million John S.andJamesL.KnightFoundation David andFrancie Horvitz Family BankAtlantic Foundation Raymond James RBC DainRauscher RBC­ City ofFort Lauderdale Citibank CommunityDevelopment Broward CountyHousingFinance Broward CountyCultural Division Broward CountyBoard of Zyscovich Architects Devel Live/w Commercial area To FUNDERS Financing Architect Foundation, Inc. Authority Commissioners tal area –Apollo EquityPartners opment c ork units ost

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Opened 2008

Photo by Robin Hill ities all across the country havebecomeawareofwhyit’s“Cities allacrossthecountry West SideSuccessStory 15 S.HomanAvenue Artspace to consider anartist live/work project intheGarfieldPark neighborhood and central courtyard, the Roentgen was an ideal candidate for Artspace’s first on thebuilding’s upperfloors afford fineviews ofnearbyGarfield Parkand the on theWest Side. Oneofthesites considered wastheRoentgenSchool,built In 1999,inspired byArtspace’s work inMinnesota, officialsfrom Chicago invited Other amenitiesincludeoff-street parking,afenced-in playarea on the building’s Four years and$5.3millionlater, theRoentgenSchoolreopened astheSwitching Chicago project. sunny southsideandalower level suitable for meetingsandotherevents. Apartments Station Artist Lofts,a24-unitaffordable live/work community. Thefour-story building business and craft.” withdecentspacefortheir provideartists important…to downtown Chicago skylineto theeast. place andasafe playarea for children. in 1906asatelephone switching station. Withitshighceilings, large windows wraps entirely around itscourtyard, whichserves residents asaprivate gathering Switching Station Artist Lofts Switching StationArtist | Chicago, IL60624 | Opened 2003 — Photo byChristopherLeake The Chicago Reader Chicago The Architects Enterprise, Ltd. 24 36,522 sq.ft. $5.3 million Richard H.DriehausFoundation Fannie Mae Foundation Chicago DepartmentofCultural Affairs Chicago CommunityTrust Illinois HousingDevelopment Authority Federal HomeLoanBankofDes Moines City ofChicago Apollo HousingCapital, LLC Architect Live/w To Devel FUNDERS Financing tal area opment c ork units artspace.org // 11 ost

Photo by Christopher Leake supported [Artspace] istheydid thisin30other [Artspace] “The reasonIsupported The City of Elgin and the Elgin arts community were the driving forces behind the The result istheElginArtspace Lofts,a$15.2millionmixed-use project that Elgin Artspace Lofts Elgin Artspace From Dry GoodstoArtworks From Dry 12 //artspace.org an emerging arts andculture cluster in downtown Elgin, serve asa catalyst for and nonprofit organizations. Thehistoric Sears structure, occupied most continued development, bringvibrancy andactivityto thestreet andincrease the civic leaders believe that permanently affordable space for artists willstrengthen created 55 units of affordable live/work space for artists andtheirfamilies plus Like many railroad communities in Chicagoland in recent years, Elgin has been When Cityofficials were introduced to Artspace atanIllinoisMainStreet Conference, 51 S.SpringStreet 5,874 square feet ofretail andcommunity space for arts-friendly businesses It improvesthecommunity;ittax base;ittakesapiece to a new addition. they asked Artspace to helpthemachieve theirgoals. back intothecity.” number ofindividualsandfamilies livingandworking downtown. project, working with Artspace to plan and develop the facility. Elgin’s residents and Elgin CommunityCollege, hasbeencompletely renovated andlinkedby recently of property thatwaspayingnotaxes of property communities, anditworked30times;can’tdo anybetterthanthat. working hard to preserve andenhance itsdowntown, withtheartsaspartofplan. | Elgin, IL60120 | Opened 2012 … and nowit’s goingtopaytax — DavidKaptain, Mayor ofElgin Photo byEmilyTaylor 55 5,874 sq.ft. 80,889 sq.ft. $15.2 million Brian Ziegler Sherman Health Shales McNuttConstruction Seigle Family Foundation Sanfilippo Foundation Otto Engineering Nicor Gas IHC Construction Companies Florence B.&CorneliaA.Palmer Enterprise CommunityPartners, Inc. City ofElgin Educational Foundation ofAmerica Commonwealth EdisonCo. Charles H.Burnidge, BCA Architectural Firm BMO HarrisBank Baxter andWoodman, Inc. Bank ofAmerica Foundation American NTNBearingManufacturing Co. Kane County Illinois HousingDevelopment Authority Federal HomeLoanBank-AHP Fallbrook Credit Finance City ofElgin Bank ofAmerica MerrillLynch BKV Group Live/w Commercial area To LEAD Funders Financing Architect Devel Foundation tal area opment c ork units ost

Photo by James Harvey Karcher Artspace Lofts

405 Washington Street | Waukegan, IL 60085 | Opened 2012 Photo by Emily Taylor

Development cost $14.6 million

Total area 33,386 sq. ft.

Commercial area 2,811 sq. ft.

Live/work units 36

Photo by Jon Revel Architect 4240 Architecture

Looking Up in Downtown Waukegan Financing City of Waukegan The City of Waukegan commands a strategic Lake Michigan site midway between IFF Milwaukee and Chicago. Shipping and manufacturing were its economic lifeblood Illinois Housing Development Authority for decades, but now the city is reinventing itself in the post‑industrial age and JP Morgan Chase turning to the arts to help drive economic revitalization of its downtown area. Lake County Raymond James For Waukegan, an important step in the process was the renovation of the historic Karcher Hotel into a mixed-use arts facility. This nine-story building, located a block LEAD Funders from City Hall, opened in 1928 as a 140-room hotel. But like most of downtown Abdula Family Foundation Waukegan, it fell on hard times. By the 1970s it had been turned into a senior citizens’ AT&T residence, and had stood vacant since 1984 when Artspace entered the scene. Amy Callahan First Bank of Highland Park Artspace has now renovated the Karcher at a cost of $14.6 million to create 36 units of affordable live/work space for artists and their families plus 2,811 square feet of First Midwest Bank ground-floor retail and community space for arts-friendly businesses and nonprofit Fred W. Losch Beverage Company organizations. Other amenities include a two-story gallery and community room, Gaylord & Dorothy Donnelly Foundation computer learning center and an outdoor patio. Beth Levine William & Suzanne Lindsay “Any time a group comes in with a zero failure track record, that’s good. Midwest Generation NorStates Bank It’s an overwhelming undertaking, but... Artspace had unanimous North Shore Gas support of City Council members when it was approved under the last North Shore Trust and Savings city administration, and aldermen still back it.” The Richard H. Driehaus Foundation Waukegan Park District — Bob Sabonjian, Mayor of Waukegan Waukegan Savings Bank Dave & Sandi Whitmore

Artspace thanks the many individuals and local businesses that have supported this project.

artspace.org // 13 ouncil Bluffs is on the map for its public art pieces, art culture and now cultureandnow pieces,art “Council Bluffsisonthemapforitspublicart 1000 S.MainStreet This sturdy brick structure has found new life as the Harvester Artspace Lofts, A Home for Artists intheHeartland A HomeforArtists Harvester Artspace Lofts Artspace Harvester 14 //artspace.org addition to thearea’s artsscene. Amongits residents are anumberofartists who a 36‑unitproject thatalsoprovides 5,320square feet ofspace for arts-friendly commercial use,includingathrivingcoffee shop andmeetingspace, andanaward- In 2006,seekingto revitalize downtown CouncilBluffs,theIowa West Foundation Harvester ispartofaburgeoning renaissance ofdowntown CouncilBluffsthathas Harvester Warehouse into an affordable live/work project for artists. Built in 1888, his building is beautiful, the people that occupy Thisbuildingisbeautiful,thepeoplethatoccupy Artspace. Harvester seen theadditionofseveral creative businesses andrestaurants inrecent years. that dates from 1928. the Harvester is a four-story building with approximately 47,000 square feet in the building that’s another.” beenrevampedandIsayitdeserves it arebeautiful,it’s alreadywonanawardfromthecityashistorical have moved from Omahato take advantage oftheHarvester’s affordable rents. The main structure and an additional 24,000 square feet in a spacious one-story addition invited Artspace to explore thefeasibility oftransforming aformer International winning florist. Since its completion in2010,theHarvester hasbecome a welcome | Council Bluffs,IA51503 | Opened 2010 — JoshPowell, Artist Photo byTheresaGrimmes

36 5,320 sq.ft. 71,646 sq.ft. $11.2 million Iowa West Foundation U.S. Bank,N.A. U.S. BankCommunityDevelopment Pottawattamie CountyCDC Iowa HousingFinance Authority Federal HomeLoanBank–AHP Community Development Block Grant Iowa DepartmentofEconomic City ofCouncilBluffsHOMEFunds Alley Poyner Macchietto Architecture Live/ Commercial Area To FOUND Financing Architect Devel Corporation Environmental Grant Program Funds Development tal Area WorkUnits opment Cost ATION SUPPORT

Photo by Theresa Grimmes “Moving intotheLoftskindofsavedme.I’vealwaysfeltlike I was The first oftheGateway projects, MountRainierArtist Lofts, created 44unitsof Revitalizing anHistoricCorridor Mount Rainier Artist Lofts Mount RainierArtist U.S. Route OneCorridorinPrince George’sU.S. Route Countythrough aninfusionofartists affordable housingfor artists andtheirfamilies inanew four-story buildingoneblock and artsfacilities. In the late 1990s, four small Maryland communities — MountRainier, Brentwood, District, a bold initiative designed to revitalize a two-mile stretch of the historic North Brentwood andHyattsville —joinedforces to create theGateway Arts In theyears since theMountRainierproject opened,theGateway ArtsDistrict commercial space ontheground floor. Residents ofMount Rainier enjoy thesameamenities associated with historic studios andmore than120artists. 3311 RhodeIslandAvenue It’s avibrantly uniquewayofliving.” different and it inspired me to be in an environment with other artists. different anditinspiredmetobeinanenvironment withotherartists. has grown rapidly. TheGateway’s annual OpenStudioTour boasts 17venues, 70 new building. The project’s affordable rents and proximity to public transportation, as live/work project involving new construction —alsocontains 7,000square feet of from the District of Columbia border. This $11.7 million project — the first Artspace well asMountRainier’s small-town charm,make iteven more attractive. warehouse lofts, includinghighceilings andlarge windows, inanenergy-efficient | Mount Rainier, MD20712 | Opened 2005 — HedaRose,Artist Photo byGregHandberg 44 7,000 sq.ft. 68,441 sq.ft. $11.7 million National Endowment for theArts Morris andGwendolyn Cafritz Eugene andAgnesE.Meyer Foundation Redevelopment AuthorityofPrince Prince George’s CountyDepartmentof Maryland DepartmentofHousingand Apollo HousingCapital, LLC Gateway CommunityDevelopment PAN Group Hammel, Green andAbrahamson Live/w Commercial area To Devel FUNDERS Financing Devel Architects Foundation George’s County Housing andCommunityDevelopment Community Development Corporation tal area opment Cost opment Consultant ork units artspace.org // 15

Photo by Valerie Phillips Northern Warehouse Artists’ Cooperative

308 Prince Street | Saint Paul, MN 55101 | Opened 1990

Development cost* $10 million

Total area 161,280 sq. ft.

Commercial area 54,500 sq. ft.

Live/work units 52 Photo by Marc Nordberg Architect A Model of Sustainability DJR Architecture, Inc. Financing* In the late 1980s, the City of Saint Paul invited Artspace to redevelop a six-story Housing and Redevelopment Authority warehouse built in 1908 by the Northern Pacific Railway. The result was the Northern of the City of Saint Paul Warehouse Artists’ Cooperative, which opened in 1990 and served as a catalyst for Minnesota State Historic Tax Credits the economic and cultural growth of downtown Saint Paul’s struggling Lowertown WNC Associates neighborhood. The Northern was not only Artspace’s first project, it was also the first in the nation to use Low Income Housing Tax Credits for artist housing. FUNDERS* F.R. Bigelow Foundation The Northern offers 52 affordable live/work units (some of them as large as 2,000 Minnesota Historical Society square feet) for artists and their families on its upper four floors. The lower two Saint Paul Cultural STAR Program floors provide office, studio and commercial space for nonprofit arts organizations, The Saint Paul Foundation commercial artists and other tenants, including a coffeehouse and an art gallery.

The Northern and the neighboring Tilsner Artists’ Cooperative, completed by Artspace *2011 refinance in 1993, ignited a spectacular renaissance in Lowertown, now Saint Paul’s hottest neighborhood for galleries, restaurants and cultural activity. Just across the street, the Saint Paul Farmer’s Market enlivens weekend mornings, and a new light rail station stands just two blocks away.

In 2011, Artspace refinanced the Northern, using a new round of Low Income Housing Tax Credits to pay for more energy-efficient windows, a new roof and tuckpointing of the building’s distinctive brown brick façade. The refinancing guarantees Artspace’s first project will remain affordable for the artists who helped revive Lowertown for an additional 30 years.

“With the refinancing, occupancy here will be assured for another 15-30 years...Can you imagine artists living in one place for a combined 50 years, what that potential of that is? That’s an institution. With more and more stability, people produce more and more.”

–Connell Johnston, Artist, Northern Warehouse Artists’ Coop

16 // artspace.org “These spaces 1917 asaclothing factory, wasArtspace’s second live/work project. Created especially This impressive brickstructure inSaint Paul’s historic Frogtown Neighborhood,builtin 653 GaltierStreet Until 653 Artist Lofts opened in1992,Frogtown wasaneighborhoodindecline.One area andhasinspired beautification projects and community gardens throughout gardens, achildren’s playarea and atwo‑story artgallery known astheAtriumwhere of its worst eyesores was this old factory. The infusion of three dozen artists and Now known as653Artist Lofts,itresides inoneofSaintPaul’s most diverse historic structures; communitymembersalsocreditthemwithhelping historic structures; tenants regularly exhibit theirwork. 653 Artist Lofts (Formerly FrogtownFamilyLofts) Lofts(Formerly 653 Artist the neighborhood. their families —includingmore than50 children — brought needed stability to the run many of the local shops, and neighborhood markets offer fresh Asian vegetables. migrated from themountainous regions ofLaosandCambodia.Hmongmerchants neighborhoods. Thesurrounding area has a large populationofHmongfamilies that including 12withtwo bedrooms and24withthree. Residentsshare landscaped for artists withfamilies, theFrogtown Family Loftsopenedin1992with36apartments Stability for Artists, Familiesand Community Stability forArtists, spur area redevelopment and providing lasting artist cachet.” spur arearedevelopmentandprovidinglasting artist … | not only transformed vacanteyesoresandrestored not onlytransformed Saint Paul, MN55103 — MetrisArtsConsulting,“How Artist Space Matters” | Opened 1992 Photo byGregHandberg Dovolis, Johnson&Ruggieri 36 61,551 sq.ft. $3.6 million The SaintPaul Foundation Saint Paul DepartmentofPlanningand Saint Paul Companies Northwest Area Foundation The McKnightFoundation Local Initiatives SupportCorporation F. R.Bigelow Foundation Bush Foundation U.S. Bank Saint Paul HousingandRedevelopment National EquityFund Minnesota HousingFinance Agency Family HousingFund ofMinneapolis & AFL-CIO HousingInvestment Fund Twin CitiesHousingDevelopment Architect Live/w To Devel FUNDERS Financing Devel Economic Development Authority Saint Paul Corporation tal area opment c opment partner ork units artspace.org // 17 ost

Photo by Jennifer Kramer Tilsner Artists’ Cooperative

300 Broadway Avenue | Saint Paul, MN 55101 | Opened 1993 Photo by Sean Smuda

Development cost $7.1 million

Total area 128,223 sq. ft.

Live/work units 66

Architect Miller Dunwiddie Architecture Photo by Marc Nordberg Development partner Twin Cities Housing Development A Victorian Survivor in Lowertown Corporation

When Artspace first saw the Tilsner Warehouse, it had neither windows nor a roof, Financing and parts of its upper two floors were too decayed to bear human weight. Although City of Saint Paul it was a prime candidate for the wrecking ball, it was also a beautiful building in Family Housing Fund of Minneapolis & a National Register Historic District, so the City of Saint Paul asked Artspace to Saint Paul save it. In a $7.1 million overhaul, Artspace transformed this 1895 relic, a striking Lowertown Redevelopment Corporation example of Victorian Romanesque architecture, into a thriving community of 66 Minnesota Housing Finance Agency artists and their families. Minnesota State Housing Preservation Office Each live/work unit at the Tilsner offers high ceilings, pine floors, exposed brick walls, National Equity Fund wood beams, large windows and modern kitchens and baths. Some units on the sixth Saint Paul Historic Preservation floor have 20-foot ceilings. Building amenities include two seven-story atriums that Commission flood the interior with light. Saint Paul Housing and Redevelopment Authority The Tilsner proved that Artspace can rescue a historic building even in an advanced Saint Paul Department of Planning and state of decay and turn it into a functioning, productive part of the community. The Economic Development artists and families who reside at the Tilsner are part of a Lowertown neighborhood U.S. Bancorp that didn’t exist three decades ago but now ranks as one of Saint Paul’s liveliest and most desirable places to live. The Tilsner and the adjacent Northern Warehouse FUNDERS Bush Foundation proudly anchor the Saint Paul Art Crawl, which brings thousands of visitors to City of Saint Paul Cultural STAR Lowertown twice each year. Program Local Initiatives Support Corporation “Being at the Tilsner lends credibility that I’m serious. There a lot of The McKnight Foundation people who call themselves artists that aren’t dedicated to it. If you Northwest Area Foundation Saint Paul Companies want to get up, roll out of bed and start throwing on your wheel, this The Saint Paul Foundation is the place to do it.”

— Lisa Mathieson, Artist

18 // artspace.org Traffic Zone Center for Visual Art

250 Third Avenue N. | Minneapolis, MN 55401 | Opened 1995

Development cost $4.3 million

Total area 100,421 sq. ft.

Working Studios 23

Architect LHB Engineers & Architects Photo by Steve Ozone Development partner Helping Artists Preserve the Warehouse District Traffic Zone Center for Visual Art Financing With its distinctive limestone exterior, the six-story Traffic Zone is one of the most Greater Metropolitan Minneapolis beautiful buildings in Minneapolis’ historic Warehouse District. Built in 1886 as a Housing Corporation farm implement warehouse, it was converted into a bakery two years later. From Minneapolis Community Development 1951 to 1992, the building was an appliance parts warehouse. It is on the National Agency Register of Historic Places. Minnesota Nonprofit Assistance Fund TCF Bank The Traffic Zone was created to meet the needs of a group of mid‑career artists who approached Artspace in the early 1990s because they were being forced FUNDERS out of their studios in another building in the area. Pooling their resources, the Dayton Hudson Foundation artists formed a for-profit corporation that now owns and operates the property in General Mills Foundation partnership with Artspace. The McKnight Foundation Minneapolis Heritage Preservation The Traffic Zone contains 23 large studios on its first, second and third floors. All Commission studios feature hardwood floors, high ceilings, exposed brick and beams, and large Piper Jaffray Foundation windows; many also afford views of the downtown skyline. The artists share their Winthrop & Weinstine building with several commercial tenants — including an architecture firm, Graywolf Press and Artspace itself. The artists also curate the Traffic Zone Gallery on the ground floor and host annual spring and fall open studio events, each of which typically draws more than 1,200 visitors to the building.

“Stability for artists is really important. Artists tend to be working in spaces that aren’t being used for anything else at the time, but they don’t have a sense of what’s happening next year or next month.”

— Jim Dryden, Artist

artspace.org // 19 “The generousspacesatWashington Studioshaveallowedme Washington Studios 1992. Artspace acquired thebuildingandtransformed itinto anaffordable live/work A LessoninRenovation 20 //artspace.org and CanalPark, where tourists gatherto watch theore boatspass underDuluth’s arrangement, thecooperative shares thesix-story red brickbuilding withacity-run artists’ cooperative —thefirst Artspace project outsidethe Twin Cities. Inanunusual of theformer classrooms. Theoriginalgymnasium runningtrack waspreserved asa children’s playground andlarge parkinglot. community center thatincludestheformer school’s gymnasium,poolandoffices. Duluth, thebusyharborandmajestic Lake Superior. Thedowntown shoppingdistrict Central Hillsideneighborhood.Many ofitsunitsoffer spectacular views ofdowntown Many ofWashington Studios’ 39live/work unitsretain thechalkboards andcloakrooms Built in 1911, Washington Junior High School served Duluth students until it closed in Being surrounded byothercreativepeoplehasalsohelpedbuildBeing surrounded Washington Studiosoccupies aprominent site inDuluth’s economically challenged studios, three musicrehearsal rooms, meetingrooms, laundryrooms, project room, 315 Lake Avenue N. to pursuemyphotographyfulltimeandmake alivingatmyart. historic liftbridge,are withinwalkingdistance. balcony ineachoftwo split-level units.Shared amenitiesincludeagallery, two dance my connections inDuluth’s community.” artist | Duluth, MN55806 | Opened 1996 Photo bySequestPhotography — Ryan Tischer, Artist 39 134,112 sq.ft. $7.1 million Northwest Area Foundation The McKnightFoundation Jay &RosePhillipsFamily Foundation Independent SchoolDistrict 709 Grand Portage IndianReservation Fryberger BuchananLawFirm Duluth-Superior Area Community Duluth ArtInstitute TCF Bank National EquityFund Duluth HousingTrust Fund /Community Duluth HousingandRedevelopment Duluth Economic Development Authority LHB Engineers &Architects 44,000 sq.ft. Live/w To FUNDERS Financing Architect Community center area Devel Foundation Investment Fund Authority tal area opment c ork units ost

Photo by Sequest Photography Kaddatz Artist Lofts

111 W. Lincoln Avenue | Fergus Falls, MN 56537 | Opened 2004

Development COST $2.4 million

Total area 25,000 sq. ft.

Commercial area 7,415 sq. ft.

Live/work units 10 Photo by Greg Handberg Architect A Big Impact for Artists in a Small Community BKV Group Development sponsor For years The Hotel Kaddatz was the leading hostelry in Fergus Falls, a west central A Center for the Arts Minnesota community of 13,000. But in the 1960s, when Interstate 94 opened on the south edge of town, Fergus Falls expanded to the south, and in 1975, the Kaddatz Financing closed its doors. Although many thought the building should be torn down, a strong City of Fergus Falls local preservation movement kept the historic structure standing until Artspace Franklin Bank agreed to redevelop it as a live/work project. Michel Associates, Ltd. Minnesota Department of Trade and The $2.4 million renovation created 10 units of mixed-income housing on the Economic Development building’s upper two floors (it is Artspace’s smallest live/work project), more than Minnesota Housing Finance Agency 7,000 square feet of commercial space on the ground floor and community space on the lower level. The hotel’s grand staircase, sealed off by an earlier remodeling, was FUNDERS restored and extended to the lower level as well. City of Fergus Falls Frank W. Veden Charitable Trust Fergus Falls is home to many artists — the most prominent being printmaker Charles Lake Region Healthcare Corporation Beck. In 2009, the community recognized Beck by establishing a nonprofit art gallery, The McKnight Foundation the Kaddatz Galleries, to exhibit his works and those of other regional artists. Otter Tail Power Company Roger L. and Agnes C. Dell “I think this building will act as a real example of what communities Charitable Trust West Central Initiative Fund can do with reuse of historic buildings for economic development.” Wells Fargo Housing Fund — Chris Schuelke, Executive Director, Otter Tail County Historical Society

artspace.org // 21 o-locating artists inasinglebuildingmayfosternetworkingand “Co-locating artists The Grain BeltBottlingHouse(1906)andadjacent Warehouse (1910)served asvital 77 &79Thirteenth Avenue N.E. Acquisition oftheBottlingHouseandWarehouse haspreserved nearly 130,000square Responding to Artists inNeed Responding toArtists Grain BeltStudios 22 //artspace.org artists approached Artspace witharequest to buyandoperate themasaffordable after thebrewery closed in1975,theBottlingHouseandWarehouse soonfilled up other gatherings. gentrify. WhentheCityofMinneapolisannounced plansto sellthebuildings, components ofthehistoric Grain BeltBrewery complex inNortheast Minneapolisfor condition, and the Bottling House boasts a large atrium suitable for receptions and converted into market-rate offices or condominiums. Bothbuildings are in excellent By thelate 1990s,however, theneighborhood around thebrewery hadbegunto While themajestic brewhouse across thestreet stood vacant for nearly three decades seven decades. DesignedbytheMinneapolisfirmofBoehmeandCordella, whoalso two-story buildingshave identical yellow brickfaçades andlarge arched windows. learn newskillstoexpandtheirpractice.” learn designed the mansion that houses the American Swedish Institute, these matching non-residential facilities. feet ofspace for artists andcreative businesses thatmightotherwisehave been opportunities toshowtheirwork,findclients, obtain employment,or opportunities abilitytolandnew collaboration, oftentranslatingdirectlyintoartists’ with artists andcreative businesses looking for inexpensive studio andoffice space. — MetrisArtsConsulting, “How ArtSpaces Matter II” | Minneapolis, MN55413 | Acquired 2005 Photo byGregHandberg TCF Bank City ofMinneapolis 49 129,735 sq.ft. $2.1 million Sheridan NeighborhoodOrganization Northeast MinneapolisArtists Financing W To FUNDERS A cquisition c ORKING Association tal area Studios ost

Photo by Greg Foley ranklin Arts Centergivesmyworkcredibilityand “Being attheFranklinArts 1001 Kingwood Street The commercial wingoftheproject filled almost immediately, transforming the A CommunityChoosestheArts Franklin Arts Center Franklin Arts arts-friendly businesses. Amongthetenants isan arts-oriented church thatusesthe as community space bytheSchoolDistrict. a civic landmark since 1932, it formed a citizens’ committee to find the best new District find enough arts-related uses to fill a large school? The answer was yes. Could acityof13,000best known asthegateway to Minnesota’s Central Lakes With completion of the residential wing in late 2008, the Franklin formally entered When theBrainerd SchoolDistrict decidedto replace Franklin JuniorHighSchool, use for thebuilding.Thecommittee concluded thatanartscenter offered themost 37,775 square feet ofartist studios andspace for artsorganizations andcreative project inMinnesota. building into alively community ofartists, artisans,studios, artsorganizations and businesses; and36,247square feet (two gymnasiumsandanauditorium) operated now amixed-use facility with 25live/work apartmentsfor artists andtheir families; potential benefit for the community. Thuswas conceived the Franklin ArtsCenter, its new life as an Arts Center and joined Artspace’s portfolio as its sixth live/work me permission to truly be an artist. Iamnowdoingmydream.” beanartist. totruly me permission former library for itsadministrative office andtheauditorium for itsservices. | Brainerd, MN56401 | Opened 2008 — Greg Rosenberg, Artist Photo byRoyClose 25 74,022 sq.ft. 146,789 sq.ft. $8.4 million Otto Bremer Foundation Mid-Minnesota Credit Union Mardag Foundation Land O’Lakes, Inc. Initiative Foundation Crow WingCountySoilandWater Bremer Bank,Brainerd Brainerd Lakes Area Community Blandin Foundation U.S. Bancorp National Park Service /Minnesota State National EquityFund Minnesota DepartmentofEmployment Greater Minnesota HousingFund Crow WingCounty City ofBrainerd Brainerd PublicSchools Brainerd Lakes Area Development Miller DunwiddieArchitecture 25 Live/w Commercial area To Devel FUNDERS Financing Architect W ORKING Conservation District Foundation Historic Preservation Office & Economic Development Corporation tal area opment c ork units studios artspace.org // 23 ost

Photo by Sarah Parker The Cowles Center for Dance & the Performing Arts

528 Hennepin Avenue | Minneapolis, MN 55403 | Opened 2011

Dedicated to Dance

More than a decade in the making, The Cowles Center has filled a major void in the “A new civic treasure… Twin Cities’ arts scene by providing office, rehearsal and performance space for small and midsize arts organizations. Centrally located, affordable and specifically The community can see designed for dance, this three-building complex in downtown Minneapolis boasts two theaters (500 and 200 seats), 10 dance studios, and administrative space for some 20 what can be wrought nonprofit groups, including many of the area’s leading dance companies. when a commitment In addition, The Cowles connects arts educators and students across the country by means of an award-winning, industry-leading distance learning program. Launched to both the performing in 2004, the program uses interactive videoconference technology to reach students throughout Minnesota — and, increasingly, the world. arts and historic

A new atrium, which serves as the Center’s lobby and houses its state-of-the-art preservation combine.” distance learning studio, also serves as the link for two Minneapolis landmarks, an 1888 Masonic Temple known since 1979 as the Hennepin Center for the Arts (HCA), — Editorial Board, and the 1910 Shubert (now the Goodale) Theater, which originally stood two blocks Minneapolis Star Tribune away. Artspace acquired HCA in 1997 and the long-vacant theater the following year. Over 12 memorable days in February 1999, the theater was moved two blocks to its new home on Hennepin Avenue. At 5.8 million pounds, it was the heaviest building ever moved on rubber tires.

24 // artspace.org Development cost Architect $42.0 million Miller Dunwiddie Architecture

Total area Financing 158,955 sq. ft. State of Minnesota City of Minneapolis

LEAD Funders ($100,000+) Artspace Projects The McKnight Foundation

Mary Lyn and Richard Ballantine Minnesota State Building & Construction Trades:

Best Buy Children’s Foundation Market Recovery Program Laborers’ District Council of Minnesota and Blythe Brenden-Mann Foundation North Dakota Marney and Conley Brooks, Sr. International Brotherhood of Electrical Workers, Local 292 Cassidy & Associates Sheet Metal Workers International Association, City of Minneapolis Local 10 United Union of Roofers, Local 96 Russell Cowles International Association of Heat and Frost Sage and John Cowles Insulators, Local 34

Dance/USA Operative Plasterers’ and Cement Masons’ International Association, Local 265 Kenneth and Judy Dayton Phileona Foundation Mary Lee Dayton Photo by Steve Henke Pohlad Family Foundation Wendy and Doug Dayton RBC Foundation Digital River Elizabeth Redleaf Ford Foundation Gloria and Fred Sewell / General Mills Foundation Sewell Family Foundation

Katherine and Robert Goodale State of Minnesota

HRK Foundation, including: Stimulus Funds – CDBG The Hayes Fund Target Foundation The Art & Martha Kaemmer Fund Photo by George Byron Griffiths TCF Foundation The Pugsley Fund The Mary H. Rice Foundation Thrivent Financial for Lutherans Foundation

Ruth and John Huss U.S. Bancorp Foundation

The Kresge Foundation Wells Fargo Foundation Minnesota

Friends of Kelley Lindquist David Wilson and Michael Peterman

Nadine and Bill McGuire Margaret and Angus Wurtele

The Cowles Center was made possible through the generous donations of hundreds of Photo by Michal Daniel individuals, foundations and corporations. A full list is available from Artspace.

artspace.org // 25 “I wantustohaveavibrantintersectionhere. I seeCAF This $1 million “boutique” project exemplifies Artspace’s commitment to building At the same time, it has infused new energy into its neighborhood, inspiring galleries Artspace to assume alarger role. Artspace agreed notonly to develop thefacility but Chicago Avenue Center FireArts Heating UptheNeighborhood 26 //artspace.org and restaurants to opennearby. also to own it for up to 10 years, until the Chicago Avenue Fire Arts Center, the new offers classes, provides studio space thatartists can rent andoperates a gallery. of creating anew “fire arts center” inanabandonedauto repair shopinSouth Center is a home for these and related industrial and fine art forms. The Center Fire artsinclude sculptural welding, blacksmithing,glass slumping,jewelry making, Minneapolis. At first Artspace provided pro bono consulting services, but when Early in 2008, a group of artists asked Artspace to help them determine the feasibility 3749 Chicago Avenue theater, was dilapidated. Now it is filling a unique niche in the Twin Cities’ arts scene. the artists realized they lacked theexpertise to redevelop theproperty, they asked people comehere—placestoeat,shop,see art.” better communities through thearts.Thestructure, builtin1916asasilent movie bronze casting andotherartforms thatinvolve flameorhighheat.TheFire Arts nonprofit organization formed bythe artists, is stable. catalyst forawholebunchofotheramenities thatcoulddevelopas | Minneapolis, MN55407 — Victoria Lauing,CAFAC Administrative Director | Opened 2010 AC asa Photo byBruceSilcox J. Carlson&SonsConcrete and UrbanWorks Architecture 5,766 sq.ft. $1 million Community Development Block Grant: Community Planning&Economic Great Streets RealEstate Development City ofMinneapolis TCF Bank Devel Architect To Other SUPPORT Financing Devel Masonry Restoration Stimulus Funding Development Gap Financing tal area opment Consultant opment c ost

Photo by Noah Wolf Artspace Jackson Flats

901 18½ Ave N.E. | Minneapolis, MN 55418 | Opened 2014 Photo by Emily Taylor

Development Cost $10 million

Development Partner Northeast Community Development Corporation

Total Area 69,000 sq. ft,

Live/Work Units Photo by Emily Taylor 35

Architect Family Space in a Thriving Arts Community UrbanWorks Architecture

Artspace Jackson Flats, a 35-unit affordable rental housing project for artists Financing and their families, is a four-story, new construction development by Artspace, in City of Minneapolis Department of partnership with Northeast Community Development Corporation. Community Planning and Economic Development Designed with an emphasis on families, Artspace Jackson Flats features more two- Greater Metropolitan Housing Corporation and three-bedroom units than traditional developments. The $10 million project also Metropolitan Council contains community space tenants use for exhibits, performances and other events. State of Minnesota Department of Employment and Economic With its location in the vibrant Northeast Arts Corridor, home to galleries, artist Development studios and the annual Art-A-Whirl — the largest open studio event in the country — State of Minnesota Housing Finance Artspace Jackson Flats is a welcome addition to the neighborhood. Agency Twin Cities LISC “I stalked Artspace for like a year to get in — I can work Wells Fargo Bank, N. A. and live in the same place, so I don’t have to pay two rents. Community Partners And it’s very affordable. It’s a dream come true.” Logan Park Neighborhood Association Northeast Minneapolis Arts Association –Rachel Vitko, Artist (NEMAA)

artspace.org // 27 Riverside Artist Lofts

17 S. Virginia Street | Reno, NV 89501 | Opened 2000 Photo by Teri Deaver

Development cost $8.9 million

Total area 70,782 sq. ft.

Commercial area 11,200 sq. ft.

Live/work units 35 Photo by John Murray Architects Marrying an Historic Building and the Arts Miller Dunwiddie Architecture Sheehan VanWoert Bigotti Architects Designed by noted Nevada architect Frederic J. DeLongchamps, the Riverside Hotel Development partner was an impressive six-story hotel in the Late Gothic Revival style. Built in 1926 to Sierra Arts serve out-of-state visitors seeking to take advantage of Nevada’s then-liberal residency requirement (three months) for obtaining a divorce, the Riverside went Financing into decline in the 1970s with the advent of no-fault divorce, and in 1987 it closed. City of Reno National Equity Fund In transforming the building into an affordable live/work development, Artspace Nevada Department of Housing converted the upper five floors into 35 units with open floor plans and large windows Nevada Historic Preservation Office that admit abundant natural light. Part of the ground floor is occupied by Sierra Arts, U.S. Bancorp Artspace’s local development partner on the project, whose space includes a gallery U.S. Department of Housing and Urban where Riverside residents can exhibit their work. Development Washoe County The Riverside occupies a prominent site on the south bank of the Truckee River, a burgeoning arts and entertainment district. Residents enjoy panoramic views of Funders downtown Reno, the river and the Sierra Nevada mountains. City of Reno U.S. Bancorp Foundation “It opened the eyes of our elected officials and members of the public to what downtown could be, and it linked contemporary activity with the historic uniqueness of Reno... I believe it was pivotal to the transformation of the river corridor and demonstrated that clearly, people would live downtown.”

— Susan Boskoff, Nevada Arts Council

28 // artspace.org Artspace Buffalo Lofts

1219 Main Street | Buffalo, NY 14209 | Opened 2007 Photo by Lukia Costello

Development cost $17.6 million

Total area 118,000 sq. ft.

Commercial area 13,500 sq. ft.

Live/work units 60

Photo by Lukia Costello Architect Hamilton Houston Lownie Architects

An Economic Engine for Midtown Development partner Belmont Shelter Corporation Like many other American cities, Buffalo has long sought ways to spark economic development in the aging neighborhoods around its central business district. As part Financing of its efforts, in 2004 the City invited Artspace to redevelop the historic Buffalo Electric City of Buffalo Office of Vehicle Company factory in the Midtown neighborhood into an affordable artist live/ Strategic Planning work project. Built in 1911, this five-story factory had once played a leading role in Economic Development Initiative Buffalo’s thriving automobile industry. Later it housed a printing business, but it had Housing and Urban Development stood vacant for more than 15 years when it was acquired by Artspace. Appropriation Empire State Development Corporation Artspace Buffalo Lofts, developed in partnership with the Belmont Shelter Corporation, M&T Bank now provides 60 units of affordable housing for artists and their families. There are New York State Housing Trust Fund 36 units in the historic factory; the remaining 24 units are in six newly constructed Corporation fourplexes built on vacant land behind the factory. The $17.6 million project includes New York State Division of Housing and commercial space on the main floor of the factory building as well as a two-level Community Renewal community gallery that is managed by the property’s resident artists. RBC–Apollo Equity Partners The Community Preservation In 2010, Manchester Bidwell Corporation announced that it would establish a new Corporation training facility, the Buffalo Center for Arts and Technology, at the Artspace Buffalo FUNDERS Lofts. The new center offers after-school visual arts programs for at-risk urban high The Baird Foundation school students as well as health sciences career training for under-employed and The Cameron Baird Foundation unemployed adults. Community Foundation for Greater Buffalo “This is yet another step forward for Buffalo’s flourishing artistic Peter C. Cornell Trust community, and one that is sure to continue the role Artspace has M&T Charitable Foundation National Trust for Historic Preservation / played in the cultural and economic growth of the city.” HGTV Restore America Program The John R. Oishei Foundation — U.S. Senator Hillary Rodham Clinton Seymour H. Knox Foundation Margaret L. Wendt Foundation Zemsky Family Foundation

artspace.org // 29 Artspace Patchogue Lofts

20 Terry Street | Patchogue, NY 11772 | Opened 2011 Photo by Denise Pamieri

Photo by Denise Pamieri Development cost Using the Arts to Raise a Village $18 million

The Long Island Village of Patchogue began a renaissance in the 1990s when artists Total area 57,174 sq. ft. and creative businesses leased many of the vacant Main Street storefronts and the beautiful Patchogue Theatre for the Performing Arts was renovated. Housing for Commercial area artists was the missing piece of this renaissance, so in 2006 Patchogue engaged 2,414 sq. ft. Artspace to conduct development work that led to the Artspace Patchogue Lofts, a new mixed-use project in the heart of downtown. Live/Work units 45 Completed in 2011, Artspace Patchogue Lofts includes 45 units of affordable live/ work housing for artists and their families plus nearly 2,500 square feet of retail Architects Hamilton Houston Lownie Architects space on the street level. Gary D. Cannella Associates

Civic leaders view Terry Street as a bridge between the commercial district along Financing Main Street and the growing community of market-rate and affordable multi-family Raymond James Tax Credit Fund housing nearby. For Patchogue, the Artspace project represents both economic Capital One Bank development and the opportunity to strengthen a growing arts community. New York State Homes and Community Renewal Thanks to a MetLife Foundation grant, Artspace was able to add solar panels to Suffolk County the building’s roof. Over time, these panels should significantly lower the project’s Village of Patchogue operating costs. FUNDERS “Patchogue proved the skeptics wrong by making Artspace work. Dolan Family Foundation Clare Rose Foundation People who said Patchogue is a dead downtown are wrong; those Knapp Swezey Foundation who decried Artspace as a fad are misinformed; and those who said MetLife Foundation Long Island downtowns will cease to exist are disingenuous. It takes an incredible amount of work, collaboration and cooperation (and sometimes manipulation) but it can be done, as Patchogue proved.”

— Editorial Board, Long Island Advance

30 // artspace.org Artspace Minot Lofts

3 Main Street South | Minot, ND 58701 | Opened 2013 Photo by JH Marion

Development Cost $9.4 million

Total Area 47,092 sq. ft.

Commercial Area 3,034 sq. ft.

Community Area 1,547 sq. ft. Photo by Jean Kramer-Johnson Live/Work Units A Bit of Magic in Minot 34 Architect Minot has been known as the “Magic City” since it first sprang up, seemingly LHB Architects overnight, in the late 1800s. Over the last decade, an oil boom has brought many new arrivals, generating a severe shortage of affordable housing. This shortage was Financing compounded in 2011 by a flood of the Souris River, the worst in Minot’s history, which National Equity Fund damaged more than 4,000 homes, many beyond repair. North Dakota Housing Financing Agency Wells Fargo Bank Minot is committed to engaging its arts community as a core asset in its rebuilding process, deploying creativity and sweat equity to spur complementary development. Funders Minot Artspace Lofts — the first new building in downtown Minot in 30 years — ArtPlace America serves as an arts anchor with 34 units of affordable live/work space where artists Artspace can create, increase their income and establish roots in the heart of Minot. Bremer Bank Ford Foundation The $9.4 million project includes a gallery operated by the Turtle Mountain Tribal Minot Area Community Foundation Arts Association for the exhibition and sale of works by Chippewa, Mandan, Hidatsa, Otto Bremer Foundation Arikara and Sioux artists, including regalia, beadwork, quillwork and baskets. The City of Minot Children’s Music Academy of Minot, located on the first floor, and specializes in North Dakota Department of Commerce quality music education, benefiting thousands of young children. – Community Services Division North Dakota Department of Commerce “This is one of the most impressive projects I have seen nationally.” – Tourism Division North Dakota Housing Finance Agency - — Roberta Uno, Ford Foundation Housing Incentive Fund Souris Basin Planning Council US Bank USDA Rural Development

artspace.org // 31 verett Station gives me the convenience and comfort that “Living atEverettStationgivesmetheconvenienceand comfort 625 N.W. Everett Street Preserving SpaceforOldTownPreserving Artists Everett StationLofts 32 //artspace.org and asecond-floor courtyard shared byall residents. Sixteen storefront unitsare creative life inOldTown, servingboththeresident artists andthecommunity. In 1989, aprivate developer purchased three adjacent buildingsinPortland’s During the1990s,ascommercial developers beganscooping upOldTown Town District, renovatedOld Station Lofts,a them,andthereby created Everett their appraised value of$3.9 millionto preserve Everett Station Loftsasacenter of themselves contacted Artspace. Althoughtheowner could have madealarger profit thriving community of artists andtheirfamilies. Everett Station’s 47live/work units I need tofullyimmersemyselfinmyart.” by selling the buildings on the open market, he agreed to sell them to Artspace at properties and converting them into upscale condominiums, many Portland artists business hours andatleast nine“First Thursday” evenings eachyear. reserved for artists whoagree to opentheirstudios to thepublicduringregular feature highceilings andhardwood floors; buildingamenitiesincludeindoorparking were displaced. In1998,whenEverett Station’s owner decided to sell,theartists | Portland, OR97209 | Acquired 1998 — AimeeDieterie, Artist 47 62,158 sq.ft. $3.7 million $3.9 million TCF Bank Portland Development Commission Live/w To Devel Financing A cquisition c tal area opment c ork units ost ost

Photo by Sarah Cosman “Being a resident at the Spinning Plate Artist Loftsfor14yearshas“Being aresidentattheSpinningPlateArtist These elements were retained when the building was reborn as Spinning Plate Artist From NewCarstoArt Artists andCities,Inc.,aPittsburgh-based neighborhooddevelopment corporation, and high ceilings. A unique feature is a spacious first floor gallery in whatwas once and decorative exterior brickwork. architectural style oftheday, asevidenced byitsterrazzo floors, sweeping staircases cultural attractions. Lofts, Artspace’s first project outsideMinnesota. Developed inpartnership with Long known astheConstantin Pontiac Building,thiswedge-shaped three-story structure wasbuiltin1926asaHupmobile dealership. ArtDeco wasthereigning Spinning Plate is in East Liberty, one of Pittsburgh’s oldest and most diverse Spinning Plate has37live/work apartmentsthatoffer openfloorplans,large windows 5720 Friendship Avenue large, comfortable apartment withlotsofspaceinwhichtocreate apartment large, comfortable been agreatthingformeinmanyways. distance oftheQuantumTheatre, theKelly-Strayhorn Theater andanumberofother uplifting tothespirit.” the buildingitself,especially thelobbyarea,hasbeenconstantly part to theinfluence ofthisproject, whichhasinspired otherhousingprojects as neighborhoods. Longindecline,thearea isnow experiencing arevival, thanksin resident artists aconvenient venue for showcasing theirwork. part ofthenew car showroom —abright,airyspace atthetipof thewedge thatgives art hasbeenoftheutmostvalue.Andbeautiful interiorofart well asnew restaurants, shopsandotherinvestment. Theproject iswithinwalking Spinning Plate Artist Lofts Spinning PlateArtist | Pittsburgh, PA 15206 | Having anaffordable, Opened 1998 — Richard Claraval, Artist Photo byJoshuaFranz Landmark DesignAssociates 37 55,000 sq.ft. $4.7 million The Pittsburgh Foundation McCune Foundation The HeinzEndowment Strategic Investment Fund Partners Pittsburgh UrbanRedevelopment Pennsylvania State Historic Preservation Pennsylvania HousingFinance Agency National EquityFund National CityBankofPennsylvania Artists andCities,Inc. Architect Live/w To Devel FUNDERS Financing Devel Authority Office tal area opment c opment partner ork units artspace.org // 33 ost

Photo by Joshua Franz National Hotel Artist Lofts

2221 Market Street | Galveston, TX 77550 | Opened 2001

Development cost $3.6 million

Total area 36,267 sq. ft.

Commercial area 2,850 sq. ft.

Live/work units 27 Photo by Greg Handberg Architect Restoring Galveston’s Cultural Centerpiece Michael Gaertner & Associates Financing Few buildings have histories as colorful as that of the National Hotel Artist Lofts. Bank of America Built in 1870 as an opera house, the building enjoyed a glamorous but brief reign as City of Galveston Galveston’s cultural centerpiece. In 1895, a new owner substantially rebuilt it as an Galveston County office building. Five years later, it survived the great hurricane of 1900, which leveled Harris & Eliza Kempner Fund much of Galveston. It subsequently housed a bank, various stores and offices and the National Hotel. National Equity Fund National Trust for Historic Preservation Developed at a cost of $3.6 million, this important Galveston landmark has now been TCF Bank reborn as the National Hotel Artist Lofts, a 27-unit live/work building that includes both affordable and market-rate housing as well as ground-floor commercial space. Funders Brown Foundation The National Hotel project has played a key role in the continuing renaissance of the City of Galveston Strand, a National Historic Landmark District of mainly Victorian era buildings that Jack Currie has become a major tourist attraction. Fondren Foundation The Grand 1894 Opera House “This restoration has saved an historic structure, stimulated several Harris & Eliza Kempner Fund Harry S. & Isabel C. Cameron other projects and provided permanent housing for artists. I would call Foundation that a win by any standard.” Houston Endowment, Inc. Knox Foundation — Betty Massey, Executive Director, Mary Moody Northen Endowment McGovern Fund Mary Moody Northen Endowment National Trust for Historic Preservation Rockwell Fund RR Family Foundation Summerlee Foundation Texas State Historic Preservation Office

34 // artspace.org Elder Street Artist Lofts

1101 Elder Street | Houston, TX 77007 | Opened 2005

Development cost $6.3 million

Total area 39,000 sq. ft.

Live/work units 34

Architect W.O. Neuhaus & Associates Photo by Steve Hudson Development partner Avenue Community Development Historic Landmark Turned Creative Community Corporation

There is no Artspace project which sits on land with greater historical interest than Financing the Elder Street Artist Lofts. A municipal cemetery was established on the site in Apollo Housing Capital, LLC the 1840s, and over the next few decades thousands of people were buried here. City of Houston The cemetery was not maintained, however, and in the early 1920s the Houston City Federal Home Loan Bank – AHP Council decided to build a new municipal hospital on the site. Harris County Local Initiatives Support Corporation Completed in 1924 and long known as the Jefferson Davis Hospital, the building is a handsome red brick structure in the Classical Revival style. Houston’s rapid growth Southwest Bank of Texas soon rendered it inadequate, and in 1938 a new hospital replaced it. Over the years, Texas Department of Housing and Community Development the building housed a variety of tenants, but it stood vacant for two decades before Artspace entered the picture. U.S. Environmental Protection Agency FUNDERS Completed in 2005, this $6.3 million project houses 34 live/work units, many of which Brown Foundation offer spectacular views of the downtown skyline. The building’s original terrazzo Fayez Sarofim & Co. floors, high ceilings and large window openings all were retained. One feature Fondren Foundation of the project is a partial “green” roof — the first Artspace project to feature this Harry S. and Isabel C. Cameron environmentally sustainable amenity. Foundation Houston Endowment “I am a true believer in the Artspace mission. My years [in an] McGovern Fund Artspace loft provided me tools and experience to grow in ways that National Trust for Historic Preservation / HGTV Restore America Program would not have been available otherwise. Thank you Artspace, keep Rockwell Fund up the great work, you’re a game changer!” Strake Foundation Susan Vaughan Foundation — Lukia M. Costello, Artist Washington Mutual Foundation Wortham Foundation

artspace.org // 35 “ Tashiro Lofts KaplanArtist Together they have created close to 130,000 square feet of permanently affordable The Tashiro ArtsBuildinghouses28commercial arts-related entities,including The mostly residential Tashiro KaplanArtist Loftscreated 50affordable live/work A NeighborhoodofArtists 115 Prefontaine Place S. Art Walk, drawing thousandsofvisitors to PioneerSquare eachmonth. A thrivingcoffee shopislocated ontheground floor. 4Culture, apublicdevelopment authorityofSeattle; individualartist working studios; 36 //artspace.org arts-friendly organizations they have helped maintain Pioneer Square’s distinctive artist exhibit co-ops andsomeofthemost prestigious commercial galleries inSeattle. apartments, each with 800 to 1,800 square feet, plentiful light and flexible floor plans character. Tashiro Kaplanisnow attheheartofSeattle’s legendary First Thursday In the 1990s, market forces began driving artists out ofthe area at an alarming rate. Community Development Organization invited Artspace to transform two turn-of- Hoping to preserve PioneerSquare’s status asanartsdistrict, thePioneerSquare space for thearts,andbypreserving thesetwo historic buildingsfor artists and Seattle’s PioneerSquare Historic District haslong beenaneighborhood ofartists. to accommodate artists of manydisciplines. the-century buildings, theTashiro andtheKaplan,into facilities for artists. little activityexceptfor people passingthrough—going itto businesses afterdark get fromAtoB.” felt saferbecause now therewerepeople moving into and out of the T he T K filled the first floor with active businesses and sidewalk life.You — Nora Liu,CityofSeattle, Departmentof PlanningandDevelopment | Seattle, WA 98104 .... Before, that part of Pioneer Square had very of PioneerSquarehadvery .... Before,thatpart | Opened 2004 // Photos byGregHandberg Tashiro Building Arts 101 Prefontaine Place S. 50 58,885 sq.ft. 129,624 sq.ft. $16.5 million Washington MutualFoundation U.S. Bancorp Foundation South Downtown Foundation Seattle Foundation Raynier Institute &Foundation Building for theArts The Paul G.Allen Family Foundation 4Culture Washington State HousingTrust Fund Washington State HousingFinance U.S. DepartmentofHousingandUrban U.S. Bancorp RBC DainRauscher, Inc. Paramount FinancialGroup, Inc. Impact Capital Glaser FinancialGroup, Inc. City ofSeattle Office ofHousing Pioneer Square CommunityAssociation Stickney MurphyRomineArchitects Devel Live/w Commercial area To FUNDERS Financing Devel Architect Commission Development tal area | Seattle, WA 98104 opment c opment P ork units artner ost | Opened 2004

Photo by Barry Connelly f you think about it, every community has artists anddesigners. communityhasartists “If youthinkaboutit,every Artspace HiawathaLofts Artspace The resounding success oftheTashiro KaplanArtist Loftswhetted Seattle’s appetite Encore intheEmeraldCity hey are an asset, usually a grossly undervalued asset, for kickstarting asset,forkickstarting They areanasset,usually agrosslyundervalued why any community wouldn’t deploy every asset ithasfor success.” why anycommunitywouldn’t deployevery accommodate awidevariety ofcreative uses.Ithas4,975square feet ofground floor and alarge community room thataccommodates avariety ofuses,including office, Café Weekend andMy World Dance &Fitness. TheHiawathameetsthe Seattle of theRainierValley, ithaslarge windows, highceilings anddurable surfaces that of downtown Seattle andjust ablock from thelightrail line.Builtatacost of$17.1 energy efficiency. commercial space facing HiawathaPlace; amongthetenants are Artspace’s Seattle Community Center. Pratt Fine Arts Center, home to glass-blowers, sculptors, jewelers and printmakers; Located ablock from theproposed east linklightrail linescheduled for completion Office ofHousing’s SeaGreen Standards —equivalent to LEED certification — for Designed to recall theindustrial buildingsthatformerly dominated thenorthernend Lofts, a61-unitbuildingintheJacksonPlace neighborhoodonthesouthernfringe the Langston HughesPerforming ArtsCenter; andtheJapaneseCultural and 843 HiawathaPlace S. performances andlecture/demonstrations byHiawathatenants. million, theHiawathaisafour-story buildingwithanexpansive exterior courtyard momentum inourcommunities. Andinthiseconomy, it’s hardtoimagine is awelcome additionto aneighborhoodwithmanycultural assets, includingthe in 2020,andashortwalkfrom Seattle’s lively International District, theHiawatha for asecond Artspace live/work project. Theresult wastheArtspace Hiawatha | Seattle, WA 98144 | Opened 2008 — Carol Coletta, Director, ArtPlace Photo byWilliamWright 61 4,975 sq.ft. 88,843 sq.ft. $17.1 million Washington MutualFoundation U.S. Bancorp Foundation The Seattle Foundation The Paul G.Allen Family Foundation Building for theArts 4Culture Washington State HousingFinance Washington State CTED Housing U.S. Bancorp National EquityFund Impact Capital City ofSeattle Office ofHousing, Stickney MurphyRomineArchitects Live/w Commercial area To Devel FUNDERS Financing Architect Commission Trust Fund 2002 Housing Levy tal area opment c ork units artspace.org // 37 ost

Photo by Greg Handberg Artspace Mt. Baker Lofts

2915 Rainier Avenue S. | Seattle, WA 98144 | Opened 2014 Photo by Greg Handberg

Development cost $18 million

Total area 78,000 sq. ft.

Commercial space 8,855 sq. ft.

Community Space 1,300 sq. ft. Photo by Greg Handberg Live/work units Jump-starting an Urban Village 57 Architect Artspace Mt. Baker Lofts, a new, mixed-use arts facility adjacent to the Mt. Baker SMR Architects Light Rail Station, is Artspace’s third project in Seattle. This Transit Oriented Development (TOD) consists of three levels of residential units above a ground-floor, Financing retail commercial level. FNBC Leasing Corporation (JP Morgan Chase) Located adjacent to the Mt. Baker Light Rail Station on Seattle’s Central Link Washington Community Reinvestment Association lightrail line, one of the goals of the project is to jump-start the transformation of the Mt. Baker neighborhood from a car-oriented environment (Rainier Avenue is now Funders a busy multi-lane thoroughfare) into an “urban village” whose residents choose 4Culture walking, biking or riding mass transit over cars. The project has bicycle storage Boeing Foundation and a reserved car-share parking space, but no parking garage. Artspace envisions City of Seattle, Office of Housing a building with urban agriculture, art galleries, community-based nonprofits, and a café. The commercial spaces will offer an opportunity to engage with creative Ford Foundation individuals and organizations representing the neighborhood’s diversity. JP Morgan Chase Paul G. Allen Foundation More than a thousand artists are on waiting lists for housing at Artspace’s first two SF Federal Home Loan Bank for AHP Seattle projects, the Tashiro Kaplan Artist Lofts and Artspace Hiawatha Lofts. The WA State Housing Trust Fund Mt. Baker project will help address that need.

Artspace Projects is known for developing affordable live/work space for artists and their families. But that’s not really what Artspace does. Artspace Projects transforms neighborhoods, spurs economic development activity, increases public safety and provides community gathering spaces. Does it work? Seattle has two and is soon to break ground on a third. Enough said.

–Jim Kelly, Executive Director, 4Culture

38 // artspace.org Artspace Everett Lofts

2917 Hoyt Avenue | Everett, WA 98201 | Opened 2010 Photo by Annie Mulligan

Development cost $17.2 million

Total area 78,820 sq. ft.

Live/work units 40

Architect Stickney Murphy Romine Architects Photo by Greg Foley Development consultant Arts Go Green Marpac Construction Financing Located 25 miles north of Seattle, the City of Everett is evolving from its Citibank industrial past into a vibrant urban center with a strong focus on quality‑of‑life City of Everett: amenities — including the arts. As part of this process, the City of Everett and Housing Trust Fund the Arts Council of Snohomish County invited Artspace to develop a mixed-use HOME Funds Property Conveyance project in downtown Everett. Commercial Construction Loan Artspace Everett Lofts occupies a new four‑story building that provides 40 units Federal Home Loan Mortgage Corporation of affordable live/work housing for artists on the upper three floors plus a home for the Arts Council — now renamed the Schack Art Center — on the ground Snohomish County, HOME floor. The Schack features the most advanced glass works facility of its kind on U.S. Bank the west coast, with glassblowing, flameworking and sandblasting, as well as a Washington Department of Community, gift shop, a gallery and two studio spaces that can be rented for special events, Trade and Economic Development, Office of Community Development meetings and celebrations. Washington State Housing Finance Commission As part of a larger economic development initiative designed to revitalize downtown Everett while stabilizing its creative community, Artspace Everett Lofts is also LEAD FUNDERS Artspace’s — and Everett’s — first project to earn a coveted LEED “silver” rating from Building for the Arts the U.S. Green Building Council. The Paul G. Allen Family Foundation U.S. Bancorp Foundation “The Artspace Lofts and Arts Education Center will revitalize an area Washington Mutual Foundation of our downtown core and bring to the forefront Everett’s strong artists’ community.”

— Ray Stephanson, Mayor of Everett

artspace.org // 39

t e n pm Develo

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s Project artspace.org // 41 Artspace Loveland Arts Campus

130 W. Third Street | Loveland, CO 80537

“It’s a remarkable space. I love the concept that they’re kicking around. Having all that artistic, creative energy in that space. Loveland has staked a lot of its identity on building the arts, and that plan is reflective of that.”

— Stephanie Meeks, President and CEO, National Trust for Historic Preservation

Rendering by B+Y Architects

Feed & Grain and Space for Artists

Loveland has a rich arts history as the home of America’s Estimated largest outdoor sculpture show project cost weekend. Held annually in $8.9 million August, these events — Sculpture in the Park, Loveland Sculpture ARCHITECT Invitational, and the Arts & B+Y Architects Crafts Festival — attract more than 50,000 visitors. Loveland

Photo by Greg Handberg is also home to two sculpture DEVELOPMENT PARTNER foundries and a host of ancillary sculpture molding and finishing operations. The City of Loveland City’s downtown cultural assets include the newly expanded Rialto Theater Center and the Loveland Museum/Gallery, as well as a number of creative businesses Total Area including dance studios, graphic design firms, a leading fiber arts magazine 49,700 sq. ft. publisher, architects’ offices and numerous galleries and sculpture studios. In addition, ArtWorks Loveland provides 18 studios and career development programs Commercial/ for working artists across the street from the Artspace Loveland site. Community space The Artspace Loveland project will celebrate and build upon Loveland’s cultural 12,000 sq. ft. heritage. The project will transform a prominent but neglected downtown city block into a community asset where the arts are a common thread weaving together Live/work units affordable housing, community programs, and creative entrepreneurialism. 30 Artspace, the City of Loveland, and other community partners believe that creating space for a community of artists will be a catalyst for continued downtown development, bring vibrancy and activity to the street, and increase the number of individuals and families living and working downtown.

42 // artspace.org Ola Ka ‘Ilima Artspace Lofts

1025 Waimanu Street | Honolulu, HI 96814

“We are excited and thrilled to partner with Artspace. This is exactly what we need in Honolulu to help boost our economy by providing affordable live and work spaces for our local community of artists.”

— Vicky Holt Takamine, Executive Director, PA‘I

Rendering by UrbanWorks Architecture

Sustaining and Nurturing Hawaiian Artists

Invited by PA‘I, a non-profit dedicated to preserving native Hawaiian culture, and Estimated with support from the Ford Foundation, project cost the National Endowment for the Arts and $37.2 million ArtPlace, Artspace has been working to understand the space needs of the ARCHITECT creative community in Hawai‘i since UrbanWorks Architecture 2009. Through our work, we have come to understand how providing permanent, affordable space for the arts would Total area meet city, county and state goals for 153,892 sq. ft. economic development, transit oriented

Rendering by UrbanWorks Architecture development and cultural preservation. Commercial/ Community space The shared vision to emerge from this work is Ola Ka ‘Ilima Artspace, a mixed-use 6,646 sq. ft. arts development blending live/work space for artists and their families, non-profit partners and community events and gatherings. Ola Ka ‘Ilima Artspace will be located in the Kaka‘ako neighborhood of Honolulu, a transitional neighborhood GREEN Courtyard of light industrial property between the downtown business district and Waikiki 9,000 sq. ft. Beach, and will include 84 units of affordable live/work space for low-income artists and their families, as well as 19,500 square feet of community and green space. Live/work units 84 The ground floor will be home to the PA‘I Arts & Culture Center, for Native Hawaiian dancers, musicians, visual artists, cultural practitioners and others who are Community Partner interested in experiencing Native Hawaiian cultural traditions. PA‘I

artspace.org // 43 Artspace Uptown Artist Lofts

723 Franklin Street | Michigan City, IN 46360

“We are behind this 100 percent. The addition of Artspace would be a great boon for the community and bring a lot more jobs and people to Michigan City.”

— Doug Waters, La Porte County Convention & Visitors Bureau

Rendering by Kil Architecture + Planning

Historic Preservation by the Lake

Located on the shore of Lake Michigan, Michigan City boasts a long, beautiful beach with a view of Estimated the Chicago skyline. The nearby Indiana Dunes project cost National Lakeshore attracts eight million $13.7 million visitors a year. A commuter railroad, the South Shore Line, links the community to downtown Architect Chicago with a dozen trains daily. The City’s Kil Architecture + Planning engaged community leaders have spent years planning a downtown redevelopment strategy that centers on the arts. Total area 67,000 sq. ft. As a result, the Michigan City Area Chamber of Commerce invited Artspace to visit the commercial/

Photo by Roy Close community. Artspace’s attention soon focused Community space on the Warren Building, a six-story office building dating from 1927. The tallest 5,600 sq. ft. building in the nationally-designated Franklin Street Historic District, it is a substantial structure with terrazzo floors, high ceilings and large windows. Live/Work Units Now the Warren Building is on track to become the Artspace Uptown Artist 44 Lofts, a mixed-use project with 44 affordable live/work units for artists and their families with a ground-floor classroom, studio and commercial space. It will be Development Partner the centerpiece of the new Uptown Arts District, a six-block stretch of The Franklin Michigan City Preservation Street Historic District that is already seeing signs of arts-driven economic renewal. & Education Foundation

44 // artspace.org Bell School Arts Campus

1010 N. Galvez Street | New Orleans, LA 70119

“The Ford Foundation recognizes the unique role the arts can play in propelling positive community development, especially in communities that have been historically marginalized due to their distinctive cultural heritage. When we contemplate how to best serve these communities, we see Artspace as an experienced, innovative partner.”

— Luis Ubi˜nas, President, Ford Foundation

Photo by Greg Handberg

New Life for a Tremé Neighborhood Center

For more than a hundred years, the two- block Bell School campus anchored Estimated New Orleans’ Tremé neighborhood as a project cost place for education, music training and $40 million cultural development. Abandoned since Hurricane Katrina in 2005, these six Total Area extraordinary buildings will be given new 148,000 sq. ft. life in a $40 million two-phase project that will restore not only the bricks and mortar but also the Bell School’s historic Commercial/

Photo by Jim Belfon role as a community center. Community space 10,000 sq. ft. The first phase will transform the two largest buildings into 73 units of affordable live/work housing units for low- to moderate-income artists, cultural workers and Green space their families. It will also create a 45,000-square-foot green space for everything 45,000 sq. ft. from community recreation, athletic practice and marching band rehearsals to open air markets for art and fresh food. The other four structures will be renovated in the second phase. Live/Work units 73 Artspace’s co-developer, nonprofit Providence Community Housing, has built more than a thousand affordable housing units in New Orleans since Katrina. Other Development Partner supporters include both the City and the Housing Authority of New Orleans and, Providence Community Housing in the private sector, the New Orleans African American Museum, Urban League of Greater New Orleans and New Orleans Cultural Trust. Artspace is also working with many community leaders, grassroots organizations and artists to understand and advance their visions for Tremé.

artspace.org // 45 City Hall Artspace Lofts

13615 Michigan Avenue | Dearborn, MI 48126

“Artspace enjoys a richly deserved reputation for being the gold standard in developing affordable live/ work spaces for artists. In community after community in America, Artspace has developed facilities that anchor arts districts, contribute to a community’s broader revitalization, and provide necessary support to deserving individual artists and arts organizations.”

— Rip Rapson, President and CEO, Photo courtesy of EDDDA Kresge Foundation Looking to the Arts for Economic Development

The City Hall Artspace Lofts will build upon Southeast Michigan’s heritage as Estimated a world center of innovation by creating project cost a new anchor institution for the region’s $15.7 million creative economy. City Hall Artspace Lofts will combine 46 units of affordable ARCHITECT live/work space for artist families with Neumann/Smith Architecture a cutting edge creative center blending studios, shared working space and galleries. In partnership with the City of Total Area Dearborn, the East Dearborn Downtown 105,500 sq. ft. Development Authority (EDDDA) and other local and regional organizations, COMMERCIAL/ City Hall Artspace Lofts will open creative Community space and economic opportunities for the entire 25,000 sq. ft. metro-Detroit region.

This unique project is designed to achieve Live/work units multiple goals, including the fostering 46 of creative sector jobs; increasing

Photo courtesy of EDDDA residential density; creating a financially Development Partners stable, long-term community asset; providing affordable space for artists and City of Dearborn arts organizations; and preserving an historic building. East Dearborn Downtown Development Authority (EDDDA)

46 // artspace.org El Barrio’s Artspace PS109

215 E. 99th Street | New York, NY 10029

“My community and I have always known that El Barrio/East Harlem is a vibrant cultural center in our city. This project will help solidify that reputation by ensuring that our local artists can live and work in the community.”

— New York City Council Member Melissa Mark‑Viverito

Photo by Gustavo Rosado

An Artspace Project for East Harlem

El Barrio’s Artspace PS109 is a community-driven project which Estimated will transform an abandoned public project cost school building in East Harlem $52 million into an arts facility with 90 units of affordable live/work housing for ARCHITECT artists and their families and 15,000 Hamilton Houston square feet of complementary space Lownie Architects for arts organizations. Victor Morales Architects PS109 is an amazing building. Designed

Rendering by HHL Architects by Charles B.J. Snyder and completed DEVELOPMENT PARTNER in 1898, this structure is five stories tall with a steeply pitched roof. Exterior details El Barrio’s Operation Fightback include several copper-clad cupolas and a wealth of decorative terra cotta. After the building was boarded up in 1995, much of the terra cotta was removed; it has Commercial/ been restored as part of the project, which is a partnership between Artspace Community space and El Barrio’s Operation Fightback, an East Harlem-based nonprofit community 13,000 sq. ft. development organization.

PS109 will serve the El Barrio community by creating permanently affordable live/ Live/work units work housing in a neighborhood at risk of gentrification. To help the area retain 90 its traditional Latino identity, at least 50% of the units are reserved for current El Barrio residents.

artspace.org // 47 Artspace Hamilton Lofts

222 High Street | Hamilton, OH 45011

“I think people are beginning to understand that spaces for artists and art are more than just buildings, structures. The way these spaces animate their communities and the relationships they have to their communities is ripe for development.”

— Judilee Reed, Executive Director, Leveraging Investments in Creativity

Photo by Scott Merrill

Creating a Downtown Arts District

Artspace Hamilton Lofts, an adaptive reuse of the former Strauss Department Store, will offer 42 affordable live/work apartments, gallery and community space, Estimated and approximately 2,400 square feet of commercial space. The $11.8 million project cost development will contribute to the revitalization efforts of Hamilton, bringing $11.8 million residents downtown and creating space for the rising arts scene. Total area In partnership with NHS of Hamilton and with support from artists, City officials 70,300 sq. ft. and neighborhood and philanthropic leaders, Artspace is working to adaptively reuse historic buildings in downtown Hamilton into a mixed-use arts facility. The project will rehabilitate two internally connected historic buildings, a 1900 French Community space Renaissance masterpiece originally known as the Mehrum Building, and the 1913 2,250 sq. ft. Lindley Block. A 1970s remodel covered the original storefronts with a metal screen that was removed in Spring of 2013, thereby restoring these century-old edifices to Commercial space their original appearance. 2,400 sq. ft.

In addition to 42 units of affordable live/work space for artists and their families, Live/work units the Artspace Hamilton Lofts project will provide ground floor commercial space 42 for creative businesses, gallery space for residents to showcase their artwork, and an outdoor seating area for the residents. The project will complement the rehabilitation activities occurring at the neighboring Mercantile Lofts and will Development Partner advance the City’s downtown economic development efforts on High Street. Neighborhood Housing Services of Hamilton, Inc. This project comes at a pivotal moment for the city of Hamilton. Recovering from decades of neglect, many historic structures in downtown Hamilton are worthy of Community Partners preservation and reuse. The City is deeply committed to revitalizing and energizing The City of Hamilton the historic downtown area and this mixed-use project will further Hamilton’s goal Fitton Center for Creative Arts of redevelopment and animation. Hamilton Community Foundation Vision 2020

48 // artspace.org South Main Artspace Lofts

138 St. Paul Avenue | Memphis, TN 38103

“Simply put, artists make cities great, and a city with such a rich creative heritage like ours deserves assets and opportunities like these. Working with a nationally- regarded organization like Artspace to provide more affordable live/work space for artists who need it is something big that we hope will keep creative people living and working here.”

— Kerry Hayes, Special Assistant to Memphis Mayor A.C. Wharton

Photo by Greg Handberg

New Vitality for an Historic Arts District

In partnership with artists, politicians, neighborhood and Estimated philanthropic leaders, Artspace is project cost working to rehabilitate the historic $12.9 million three-story United Warehouse and an adjacent parking lot into a mixed-use Total area arts facility. 87,625 sq. ft. In addition to 44 units of affordable live/work space for artists and Commercial Space their families, the South Main 6,000 sq. ft.

Photo by Arnold Thompson Artspace Lofts project will provide commercial space for local nonprofit organizations, arts-oriented/ small community space businesses, and outdoor community space for the residents and the greater 22,000 sq. ft. South Main neighborhood. Live/work units Artspace is working in Memphis to elevate an already distinguished arts district 44 to a new level of vibrancy through artist residential density. Direct proximity of 24-hour residents to stores and restaurants, such as the iconic Arcade, will have an immediate stimulative effect. Development Partners City of Memphis Hyde Family Foundations

artspace.org // 49 Artspace El Paso Lofts

601 N. Oregon Street | El Paso, TX 79901

“These types of projects not only generate a place for artists to live and to showcase their work. They tend to attract other types of businesses drawn to the location by the concentration of people. It’s a tried and proven model.”

— Sean McGlynn, Director of Museums and Cultural Affairs for the City of El Paso

Rendering by HHL Architects

Bridging Museums and the Street

In partnership with the El Paso Community Foundation and the City Estimated of El Paso, Artspace is working to project cost transform what today is vacant lot at $11 million the corner of Oregon and Missouri in downtown El Paso into an arts Total area destination animated by artists and 78,216 sq. ft. creative businesses. This project will provide much-needed space for

Photo by City of El Paso vibrant local artists to complement Commercial Space the community’s strong collection of municipally managed institutions, 5,000 sq. ft. including El Paso’s children’s museum, art museum, history museum, science museum and theater. Although El Paso is a hotbed of creative activity, most Community space of it occurs at the margins of the community. This project will bring a lively 2,100 sq. ft. arts scene into the heart of downtown, and in the process help to rejuvenate a challenged neighborhood. Live/work units 51 The Artspace El Paso Lofts will blend 51 affordable live/ work units for artists and their families with 5,000 square feet of multi-purpose nonprofit commercial space. A large community room on the ground floor will provide space for artists and community groups for meetings, events, exhibitions and performances.

The transformation of this site will begin with a beautiful new building, but the real and lasting change will be the energy and vitality that artists bring to downtown El Paso.

50 // artspace.org Consulting

Artspace Consulting is a division of Artspace that helps communities iden- tify effective, affordable ways to incorporate the arts into their civic agen- das. Our practice builds on Artspace’s expertise as America’s leading real estate developer for the arts and operator of more than 30 success- ful arts facilities around the country. Photo by Roy Close Our community-based approach bridges the traditional gap between the arts and the civic arena. Our clients benefit from direct access to our three decades of experience as a developer of arts facilities that deliver sustainable, afford- able space for artists, arts organizations, and creative businesses.

We help communities revitalize downtown areas and inner city neighborhoods, reanimate historic properties, develop arts districts, and create and preserve affordable space for artists. We help arts organizations evaluate their existing facilities, identify new ones, and determine how their spaces can best serve their needs. Artspace Consulting works with communities to determine the next steps toward making their community the best it can be.

A selection of Artspace Consulting clients: Wilshire Boulevard Temple, Los Angeles, CA Buchanan Arts Center, Monmouth, IL Dubuque Main Street, Dubuque, IA Creative Portland, Portland, ME Boston Center for the Arts, Boston, MA Intermedia Arts, Minneapolis, MN Pregones Theatre, New York, NY Fleisher Art Memorial, Philadelphia, PA Northwoods Niijii Enterprise Communities, Inc., Lac Du Flambeau, WI ArtsBuild, Chattanooga, TN City of Lakewood, CO

artspace.org // 51 Artspace Board of Directors

Officers John G. Skogmo, Chair Cynthia J. Newsom, Vice Chair Senior Financial Advisor, Community Volunteer Wells Fargo Advisors, LLC Terrance Dolan, Treasurer Peggy Lucas, Secretary Vice Chair, Wealth Management, Partner, Brighton Development U.S. Bancorp

Members James C. Adams Peter A. Lefferts Senior Vice President, Real Estate Investments, Chairman, Travelers Companies, Inc. Community Housing Capital Corporation

Mark W. Addicks Randy Loomis Chief Marketing Officer, Gcom Division, Employment Training Specialist, General Mills, Inc. Project for Pride in Living

Peter Beard Mark Manbeck Senior Vice President, Impact Priorities, Senior V.P. Private Banking, TCF Bank United Way Worldwide Richard Martin, Esq. Bruce Hudson-Bogaard Consultant, Retired Visual Artist Betty Massey Randall Bourscheidt Executive Director, President Emeritus, Alliance for The Arts Mary Moody Northen Endowment

Blythe Brenden Dan C. Mehls Blythe Brenden-Mann Foundation Vice President, Mortenson Company

Ogden Confer Herman J. Milligan, Jr., Ph.D. Community Volunteer Managing Partner, The Fulton Group, LLC

Diane Dalto Roger Opp Art Consultant Community Volunteer

Matthew E. Damon Gloria Perez Attorney, Nilan Johnson Lewis PA President/CEO, Jeremiah Program

Wendy Dayton Barbara Portwood President, Douglas & Wendy Dayton Foundation Partner, Stinson Leonard Street LLP

Louis (Lou) DeMars Elizabeth Redleaf President, DeMars Consulting Principal, Werc Werk Works

Rebecca Driscoll Joel Ronning Of Council, KeyStone Search Chairman ASI DataMyte, CEO Open Road Ventures Marie Feely Senior Counsel Corporate Finance, Target Annamarie Saarinen Principal, Ainsley Shea Roy Gabay President, Gloria Sewell Roy Gabay Theatrical Production and Management Community Volunteer

Katherine Hayes Susan Kenny Stevens, Ph.D Director, HRK Group Susan Stevens Consulting

Bonnie Heller Leslie Black Sullivan Visual Artist Community Volunteer

Burton Kassell Cree Zischke Palindrome Corporation Vice President, Global Philanthropy & Community Relations, Suzanne Koepplinger, M.A. NW and Intermountain Regions, Catalyst Initiative Director, George Family Foundation JP Morgan Chase Foundation

52 // artspace.org Artspace Staff

Executive Staff Properties Kelley Lindquist Greg Handberg President Senior Vice President, Properties

Shaela Wilson Heidi Kurtze Executive Assistant Vice President, Property Development

Ezra Sauter Cathryn Vandenbrink Personal Assistant to the President Regional Director, Vice President, Properties

Shawn McLearen Finance Vice President, Properties

Will Law Naomi Chu Chief Operations Officer Director, Properties

Mark Conrad Sarah White Chief Financial Officer Director, Property Development

Lori Pope Steven Stanley Finance Manager Director, Real Estate Finance

Kellie Hmong Joe Butler Financial Assistant/Special Projects Project Manager

Mary Jo Johnson Becky Carlson St. Clair Special Projects Project Manager, Property Development

Leah Saari National Advancement Project Manager ­­­Colin Hamilton Senior Vice President, National Advancement Sarah Swingley Project Manager Melodie Bahan Vice President, Communications Bill Mague Vice President, Asset Management Shannon Joern Senior Director, National Advancement Jules Atangana Asset Manager Kathleen Kvern Senior Director, National Advancement Greg Foley Asset Manager Emily Taylor Communications Manager Jean Kramer-Johnson Asset Manager

Naomi Marx Consulting and Asset Manager Strategic Partnerships Kimberly Moore Wendy Holmes Asset Manager Senior Vice President, Consulting and Strategic Partnerships Rebecca Morton Asset Manager Teri Deaver Vice President, Consulting and Strategic Partnerships Freddie Houston Director, Performance Property Stacey L. Mickelson Management Company Vice President, Government Relations Pat Cassidy Roy M. Close Property Manager Vice President, Special Projects Nu Lee Anna Growcott Bookkeeper, Consulting Associate Performance Property Management Company

artspace.org // 53 Donors

Artspace would like to thank the hundreds of individuals, private foundations and corporations whose charitable contributions have been essential in advancing our general operations, special initiatives and major projects. This list reflects cumulative giving over Artspace’s history and its portfolio of completed projects. Lead contributors include:

$3,000,000+ TCF Foundation Ford Foundation U.S. Bancorp Foundation The Kresge Foundation U.S. Department of Education The McKnight Foundation Wells Fargo Foundation Minnesota State of Minnesota William Penn Foundation

$1,000,000 – 2,999,999 $100,000 - $249,999 ArtPlace Barker Welfare Foundation Building for the Arts Blandin Foundation Bush Foundation The Booth Ferris Foundation City of Minneapolis Mary Lyn and Richard Ballantine Sage and John Cowles Marney and Conley Brooks, Sr. Katherine and Robert Goodale Cassidy & Associates Houston Endowment The Chicago Community Trust Ruth and John Huss Colorado State Historical Fund Iowa West Foundation Community Foundation for Greater Buffalo Minnesota State Arts Board Peter C. Cornell Trust Otto Bremer Foundation Russell Cowles Pohlad Foundation Dance/USA Elizabeth Redleaf Julia and Kenneth Dayton Gloria and Fred Sewell Digital River Target Foundation Educational Foundation of America Travelers Foundation Erion Foundation Fannie Mae Foundation $250,000 - $999,999 Fondren Foundation 4Culture F.R. Bigelow Foundation The Andy Warhol Foundation for the Visual Arts Bruce and Muriel Hach Family Fund Blythe Brenden, Brenden-Mann Foundation David and Francie Horvitz Family Foundation Best Buy Children’s Foundation HRK Foundation The Brown Foundation, Inc. Hyde Family Foundations The Morris & Gwendolyn Cafritz Foundation The James Irvine Foundation Mary Lee Dayton Jerome Foundation Wendy and Doug Dayton Harris and Eliza Kempner Fund Dolan Family Foundation Knight Foundation General Mills Foundation Marbrook Foundation Heinz Endowments MetLife Foundation Ted and Dr. Roberta Mann Foundation McGovern Fund McCune Foundation Minnesota State Building & Construction Trades Council Nadine and William McGuire Phileona Foundation M&T Charitable Foundation Pittsburgh Foundation National Endowment for the Arts Pyramid Peak Foundation National Trust for Historic Preservation RBC Foundation Northwest Area Foundation Rockefeller Brothers Fund The John R. Oishei Foundation Rockwell Fund JP Morgan Chase Foundation Saint Paul Cultural STAR Program Paul G. Allen Family Foundation Thrivent Financial for Lutherans Foundation The Pew Charitable Trusts Washington Mutual Foundation Pohlad Family Foundation Margaret L. Wendt Foundation Sachs Family Foundation David Wilson and Michael Peterman The Saint Paul Foundation Margaret and Angus Wurtele

This activity is made possible in part by a grant provided by the Minnesota State Arts Board through an appropriation from the State’s general fund and its arts and cultural heritage fund with money from the vote of 54 // artspace.org the people of Minnesota on November 4, 2008. artspace.org // 55 250 Third Avenue North, Suite 400 Minneapolis, MN 55401 612.333.9012 // [email protected] // @artspaceUSA artspace.org