2013, Smith

The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Table of Contents

I. Acknowledgements………………………………………………………………..3

II. Executive Summary……………………………………………………………….4

III. Introduction………………………………………………………………………..5

IV. Project Description……………………………………………………………...... 8

V. Site…………………………………………………………………………………11

VI. I-Quilt Corridor…………………………………………………………………..13

VII. Community Solutions…………………………………………………………….16

VIII. Program…………………………………………………………………………..19

IX. Legal & Social Issues…………………………………………………….……….27

X. Making the Case……………………………………….…………….…………..30

XI. Funding Options……………………………………………………...………….35

XII. Financing………………………………………………………………………...39

XIII. Conclusion………………………………….……………………………………42

XIV. Citations………………………………………………………………………….44

XV. Appendix…………………………………………………………………………48

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 2 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Acknowledgements

First, I would like to thank God for this opportunity and giving me the ability to complete this task. If it had not been for You, I don’t know how I would have made it!

Words cannot express the amount of gratitude and appreciation I have for the people who have been supportive during this journey. All the commutes from Baton Rouge to New Orleans, late nights, and trips on the LaSwift bus have taught me a lot of life lessons.

To my family, thank you for the encouragement, support, and jokes that kept me laughing through the tough times.

Thank you, to my mentor Angela O’Byrne for believing in me and giving me an opportunity.

Thank you Steven J. Massicot and Perez, APC family, I am excited and looking forward to working with your team.

It was not easy, but you kept me on my toes!! Thank you, Casius Peeler for being patient. Thank you Cornelius Payne for the great advice!!

To my new extended family, Dr. Marilu, Sam Robinson and Camille Robinson thank you for opening your home to me.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 3 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Executive Summary:

This Master’s thesis explores the social ramifications of community development and revitalization efforts in low-income communities. The purpose of this thesis is to examine mixed-use artist housing as a positive change agent for development in low-income communities, particularly Hartford, Connecticut. Community Solutions, a national not-for-profit organization has created a plan to increase the number of downtown residents to support economic development investments in the I-Quilt corridor. It will link and reinforce the I-Quilt plan to connect downtown Hartford’s arts, culture and historical assets. It is their goal to create an attractive option for individuals with special needs wishing to live in a vibrant mixed income environment. Community Solutions will build on its team’s experience to transform 370 Asylum Street into a mixed-use arts and innovative business center, providing a hub and platform for the development of Hartford’s creative economy. Their plan includes art uses for the community and commercial offerings on the street level to help increase pedestrian traffic on the north side of Bushnell Park; thus reinforcing the I-Quilt revitalization efforts. This thesis will analyze the concept for 370 Asylum Street as a qualatitative measure to examine social capital as a catalyst for revitalization; and providing insight on how the arts industry can be a leader in the transformation of communities. This thesis will also analyze case studies, literature and contain suggestions about the development of such a strategy taking into consideration all the elements susceptible to have an influence on its effectiveness. Concept Proposal:

 The concept is to restore 370 Asylum Street into a mixed-use facility with 65 affordable artist apartments, and 18 units will be dedicated to persons with autism.  There will also be spaces for display and performance arts, affordable work spaces for innovative small businesses, shared services for the community, and capitalizing on Low- Income Housing Tax Credits.  Support Hartford’s arts community by providing affordable, well-located housing for Hartford’s arts and performing arts community  Add jobs in construction, building operations, retail and the arts.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 4 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

 Community Solutions has teamed up with St. Joseph University to setup criteria for housing eligibility for individuals with autism.  The residential program will accept “independent” autism individuals only.  There will be a full-time employee/graduate student hired by the University of St. Joseph in case of emergency.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 5 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Introduction:

During July 2011 the Obama Administration created a neighborhood revitalization initiative to tackle issues of high poverty communities. One of the key strategies of the White

House was to transform distressed neighborhoods through programs and policies to address poverty across the United States. “The report illustrates how communities can think creatively about integrating funding streams within a comprehensive plan and sustainable flexible funding from diverse sources to catalyze and drive a core set of results for revitalizing neighborhoods.

The report also shows ways that the federal government can better align its programs to act as a catalyst for change in communities.”1

President Obama based his entire campaign in 2012 on the “Change” slogan, so it’s no surprise that the theory of change would be integrated into this initiative. He also used this slogan in the precedent 2008 campaign in which he won and became the first African American president. During the time of uncertainty, global warming, and economic turmoil many people are trying to find ways to adapt to change. For some change is not easy. In the past 10 years, the global market has seen a financial meltdown, ongoing wars, and a heightened threat of terrorism, and natural disasters. In the midst of this rapid change, political leaders and residents were in a frenzy trying to find solutions to the housing crisis.

According to the Gallup Management Journal (GMJ) in an interview with co-authors

Geoffrey Brewer and Barb Sanford, “everything changed with 9/11. In the decade that followed, there were multiple wars, the worst financial crisis since the Great Depression, natural disasters - it seemed that if something could go wrong, it did. There were profound business, leadership, and executive implications to these changes, which were felt everywhere.”2 Brewer and Sanford

1 The White House Neighborhood- Revitalization Initiative Report, July 2011, pp. 1 2 Managing in Times of Uncertainty-The Gallop Management Journal Interviewed by Jennifer Robison

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 6 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 wrote a symposium called a “Decade of Change: Managing in Times of Uncertainty” about the last ten years and how it changed our economy. The book discussed the tumultuous decade, why they chose them, and the actionable insights they offer executives. “Most importantly, they wanted “Decade of Change” to be more than a look backward; they wanted it to be a roadmap for what lies ahead.” As discussed in their book, the first decade of the 21st century was just a prelude. Rapid change is inevitable and constant, so leaders should be prepared for managing in chaos.

Thankfully, the U.S. has seen a resurgence of economic rebirth throughout the country.

During February 2013, President Obama visited the Linamar factory in Asheville, North

Carolina to reassure the American public on the rebirth of the economy. "The good news is what's happening here is happening all around the country. Just as it's becoming more and more expensive to do business in places like China, America is getting more competitive and more productive," he said. "After shedding jobs for more than 10 years, our manufacturers have now added about 500,000 jobs over the past three years.”3

Progress has also been made through the Neighborhood Revitalization Initiative with grants, partnerships, programs, and federal funds. “To create deep and lasting change in a community, high-quality interventions must be linked to address interrelated problems. This requires the development of strategic partnerships to achieve identified goals, as well as shared accountability for the intended outcomes. Some key elements for effective partnerships are clearly defined roles and agreement upon a common vision, theory of the change, and theory of action.”4 The U.S. economy is officially in recovery, but some states are still struggling.

3 President Obama Address to the American Public-February 2013 transcript 4 White House Neighborhood Revitalization Initiative Report- pp.6

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 7 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Like Asheville, North Carolina, the I-Quilt corridor in Hartford, Connecticut is experiencing the same rebirth throughout its economy. There is an increasing support for economic development and investment in the downtown area led by the City of Hartford. What

Hartford needed was the opportunity and strategy to bring these mechanisms together. The

Hollander Foundation recently donated a centrally located property at 370 Asylum Street in downtown Hartford. This provided Community Solutions with a unique opportunity to help revitalize the downtown area with one such opportunity. Some may see this opportunity as a challenge, but Community Solutions has once again ceased the opportunity to transform another community. “What others might see as the toughest problems, we see as the highest-leverage opportunities.”5

This Master’s thesis explores the social ramifications of community development and revitalization efforts in low-income communities. The purpose of this thesis is to examine mixed-use artist housing as a positive change agent for community development and revitalization in low-income communities, particularly Hartford, Connecticut. The findings from this research will serve as a tool and catalyst for creating social capital; and providing insight on how the arts industry can be a leader in the transformation of communities.

5 www.cmtysolutions.org

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 8 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Project Description: Hartford and the 370 Asylum Street Opportunity

Figure 1 Photo Courtesy of Community Solutions: 370 Asylum Street, Downtown Hartford, Connecticut Community Solutions, an award winning national not-for-profit organization has created a plan to increase the number of downtown residents to support economic development investments in the I-Quilt corridor. The concept is to link and reinforce the I-Quilt plan to connect downtown Hartford’s arts, culture and historical assets. It is their goal to create an attractive option for individuals with special needs wishing to live in a vibrant mixed income environment.

The project sponsor for 370 Asylum is Northeast Neighborhood Partners, Inc. Northeast

Neighborhood Partners will be the owner and operator, and Community Solutions role will be as

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 9 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 developer of the property. The project ties into Community Solutions mission to strengthen communities and end homelessness. 370 Asylum Street provides an opportunity to invest into

Hartford’s community assets, as well as address the housing and economic conditions in the community. Their plan is to create an “artists’ village” for local art organizations on the upper floors of the building and provide housing for visiting performers and staff.

Community Solutions will use its team’s experience and expertise to transform 370

Asylum Street into a mixed-use arts and innovative business center; thus providing a hub and platform for the development of Hartford’s creative economy. Their plan includes art and commercial amenities for the community on the street level to help increase pedestrian traffic on the north side of Bushnell Park; thus reinforcing the I-Quilt revitalization efforts. This thesis will analyze the concept for 370 Asylum Street as a qualitative measure to examine social capital as a catalyst for revitalization.

The concept is to restore the former Capital Center building at 370 Asylum Street into a mixed-use facility with 65 affordable artist apartments, and 18 units will be dedicated to persons with autism. There will also be spaces for display and performance arts, affordable work spaces for innovative small businesses, shared services for the community, and capitalizing on Low-

Income Housing Tax Credits. Their goal is to help support Hartford’s arts industry by providing affordable, well-located housing for Hartford’s arts and performing arts community. As a final outcome, they would like to add jobs in construction, building operations, retail and the arts to help boost the economy.

Community Solutions has teamed up with St. Joseph University to setup criteria for housing eligibility for individuals with autism, which will be discussed later. The residential program will

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 10 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 accept “independent” autism individuals only. There will be a full-time employee/graduate student hired by St. Joseph University in case of emergency.

Site Location

Figure 2 Photo Courtesy of Community Solutions: Aerial View of Site Location Ideally, Hartford is located in a prime location for artists housing, as well as for an arts and innovation center. Because of its central location downtown, its proximity between New

York, Boston and Providence; Hartford makes it a convenient and affordable place for artists and innovators to live. Hartford is rich with culture assets and has a very active arts community. This has been demonstrated by the arts and cultural institutions like the Wadsworth Atheneum, Real

Art Ways, and the Artists’ Collective. Another great aspect of Hartford is that the cultural assets are not centered in any one neighborhood, but distributed throughout the City. There is state, city and philanthropic support available for arts and innovation sectors. “Hartford’s thriving arts institutions generate roughly $244 million in economic activity with a total impact of $436

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 11 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 million, while employing 7300 people, but there’s room to grow in the creative economy and culture based tourism.”6

The existing building is located in downtown Hartford, one block from the Hartford train station and across the street from Bushnell Park within the I-Quilt district. The site location is within the City Center/Rensselaer Hartford Graduate Center neighborhood. Built in 1982 as an office building, it is six stories with a brick façade and underground parking. The total square footage of the building, including the parking garage, is 95,000 square feet. The owner is pursuing a mixed use "artists housing" development aimed for the arts/performing community with units set aside for adult disabled individuals. The two lower floors are currently conceived as an anchor for the northern edge of I-Quilt project, that would incorporate a "center for arts and innovation" that would be one of the State's network of innovative work-spaces for start-up ventures.

6 www.iquitplan.org

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 12 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

I-Quilt Plan

Figure 3 Produced by Suisman Urban Design The iQuilt Plan is a revitalization initiative led by the city in effort to connect Hartford’s people, places, cultural assets, and art. Their goal is to create a more vibrant, prosperous and sustainable city for its fifth century. For the past three years, a team of urban planners, landscape architects, and architects working with arts, business, education, and community leaders have worked diligently to define the vision for downtown Hartford.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 13 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

The concept was derived from a collection of loose grid park-to-river pedestrian routes. The iQuilt aims to weave together Hartford’s key cultural sites and institutions around the theme of cultural innovation in order to promote economic growth and the redevelopment of the Capitol district. The Bushnell & The Greater Hartford Arts Council are co-leading the project, which will complement the ongoing state, city and private sector efforts to revitalize Hartford’s economy and neighborhoods. The revitalization effort is funded in part by the Hartford Foundation for

Public Giving, the Connecticut Commission on Culture & Tourism, and a group of individual and corporate donors.7

There are three themes of walking, culture, and innovation developed from their collaboration. “Each represents a goal for Hartford’s fifth century: sustainability, vibrancy, and prosperity.”8 The landscape architects strategy and design for the iQuilt Plan was to create a more enjoyable and walkable downtown public space, day and night in all four seasons by linking Hartford’s extraordinary arts and cultural assets. This was created by showcasing the region’s strengths in cultural and industrial innovation.

Hartford also based their approach on the triple bottom line theory to help create a culturally vibrant, environmentally sustainable, and economically prosperous city. The vision was built on the current strengths and previous investments of the Riverfront redevelopment.

Their cultural assets are ranked 14th in the nation, which became key to leveraging the full potential to their investors. They have also managed to integrate funded capital improvements and focus on projects that are both achievable and transformative. It’s most important to emphasize that the individual and collective aim of all of the projects is to enhance public space,

7 The I-Quilt Partnership.pdf 8 http://theiquiltplan.org/

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 14 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 increase foot traffic on downtown sidewalks, upgrade public transit, implement green infrastructure, and promote energy efficient buildings.

The purpose of the iQuilt Plan is to convert the downtown area into a shared “living room” for the city and region. City officials are hoping this initiative will be a magnet for investment and economic development in retail, housing, and commerce. Therefore, enhancing their urban center to attract visitors, residents, and the talented workforce needed to drive

Hartford’s regional economy.

The site is located in the downtown corridor of the iQuilt plan, which will draw in a lot of artist around the area. The area has been designated by the city as an economic development corridor. The iQuilt plan is downtown Hartford’s exciting urban design strategy for walkability and creative placemaking. The location capitalizes on two of Hartford’s greatest strengths: it’s extraordinary concentration of arts, cultural and landscape assets and it’s exceptionally compact downtown.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 15 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

370 Asylum Street

Figure 4 Produced by Suisman Urban Design: Art & Cultural Assets Highlighted

Community Solutions

Community Solutions is a national spin-off of Common Ground, led by founder Rosanne

Haggerty, an award winning nonprofit organization. Their central office is currently located in

New York, with offices also located in Brooklyn, California, Washington, D.C., and

Connecticut. They are also known for their cost effective solutions for homeless prevention and community development. They have numerous collaborations with not for profits, property owners, developers and government agencies to create housing options for those not served by mainstream housing arrangements. They have also developed partnerships with communities to build efficient local systems for connecting vulnerable individuals & families to homes, and the resources they need to thrive.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 16 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Community Solutions senior team has developed complex, mixed use sites including the

Hollander Foundation Center, across the street from 370 Asylum. In 2003, the Downtown

Development District of New Orleans (DDD) partnered with Common Ground's national arm, now Community Solutions, to deal with the homelessness in the city. Post-Katrina, they advocated for more than 6,000 homeless residents in New Orleans. This resulted in the first supportive housing project when homelessness rose by 70 percent in the wake of the storm.

Their track record is known for community partnerships with neighborhoods struggling with high rates of homelessness, including Brownsville, Brooklyn, and Northeast Hartford,

Connecticut. For example, the 100,000 Homes Campaign is an initiative effort to support and coordinate a multitude of national organizations and local communities to collectively house

100,000 homeless individuals and families by July of 2014.9 Another initiative of Community

Solutions is their Los Angeles’ Project50, a pilot program led by L.A. County Supervisor Zev

Yaroslavsky and Deputy Flora Gil Krisiloff. Project 50 was initiated in late 2007; the goal was to create permanent housing for homeless citizens on Skid Row. Common Ground, now

Community Solutions was hired to create a solution for dealing with chronic homelessness in the area. So, Community Solutions has a good track record for dealing with housing issues in the community.

Hollander Foundation Donation

Vacant for more than a decade, the six-story Capitol Center office building near Bushnell

Park in downtown Hartford has been donated by the Milton B. Hollander Foundation. The

Hollanders had previously donated the neighboring building at 410 Asylum St. to Common

Ground, a New York-based non-profit also founded by Haggerty. The building at 410 Asylum,

9 www.cmtysolutions.org

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 17 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 now known as The Hollander, also was redeveloped for mixed-income tenants. Northeast

Neighborhood Partners Inc. was created as an arm of Community Solutions to generate plans for this development project. "We are excited to have the chance to add more mixed-income housing to downtown," said Rosanne Haggerty, the organization's founder.

Community Solution developed a close bond with Betty Hollander, the wife of the founder of Hollander’s Foundation. The Hollander family had previously discussed the possibility of donating 370 Asylum building to Northeast Neighborhood Partners. Community

Solutions had reconnected with the family after the death of Betty Ruth Hollander. The donation of the 75,000-square-foot building is the latest chapter in a long-running story involving the

Hollanders and the two neighboring properties on Asylum Street.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 18 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Program: Mixed-use Affordable Artist Housing

The development of affordable spaces for artists to live and/or work is certainly an important matter for artists, but it can also be an important issue for people with disabilities. This report considers how artist space developments have been positioned and the arguments made to garner support for them, the advocacy strategies used, and the impacts claimed or anticipated.

The issue of housing can be very complicated especially for those with special needs and accommodations, primarily artist and autism individuals. But, 370 Asylum presents a wonderful opportunity to accommodate the needs of these individuals, as well as create economic development, civic engagement, and ties in with the iQuilt plan.

The development of affordable artist housing with the ability to address the needs of autism individuals presents a unique challenge. “It is important to remember that integration into the community is a key component of happiness and independence in the lives of adults with autism.”10 Therefore, programming will be an important factor for the residents with autism.

Funding may also be a challenge, since Community Solution does not have a track record for this type of development, which will be discuss later. However, Community Solution does a successful track record for homeless shelters and affordable housing. Community Solution has created the Northeast Neighborhood Partnership in lieu of branching off from their typical business model/development. They will also be partnering with two theater groups to provide housing for their members.

Architectural Program

Floor 1: Café/ gallery/retail/multipurpose performance space. The first floor gallery, café and multipurpose performance space will be programmed to feature area artists and arts organizations. Related activities, such as a street market and periodic arts

10 AutismSpeaks.org/community/resources:

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 19 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

fairs, will be planned in conjunction with the Downtown Business Improvement District, the Greater Hartford Arts Council, the I-Quilt organization and other organizations. Floor 2: 14,000 square foot arts and innovation center will provide common meeting space, equipment, office support, display space, business support services, marketing and other shared services which offer innovative businesses a creative and affordable environment in which to develop and commercialize products and services. Floors 3-6: 40-45 one-bedroom apartments providing a mix of housing for visual and performance artists. A number of units will also be targeted for occupancy by disabled adults. Basement: Parking for 35 cars.

Figure 5 Program/Project Data Courtesy of Community Solutions Design Concept:

The redeveloped arts and business innovation center will be constructed using environmentally sustainable materials and technologies, including highly efficient building systems. The building is in excellent condition and some temporary programming on the lower floors might be initiated during the planning and development of the full program.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 20 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Figure 6 Basement Floor Plan Courtesy of Community Solutions

Figure 7 First Floor Plan Courtesy of Community Solutions

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 21 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Figure 8 Typical Floor Plan Courtesy of Community Solutions

Figure 9 Interior View Photo Courtesy of Community Solutions

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 22 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Residential Program

Community Solutions has teamed up with the University of St. Joseph to setup criteria for eligibility. All units other than the market rate units will be subject to the regulations of the

Low Income Housing Tax Credit program under Section 42 of the IRS Code. Restrictions/ eligibility requirements relevant to our project include: income cannot exceed 60% of the Area

Median Income as defined and determined by HUD (published annually); the housing must be long-term/permanent in nature; all tenants must have housing agreements or leases; fair housing rules apply.

Community Solutions has decided to partner with St. Joseph because of their expertise in autism and Applied Behavior Analysis. St. Joseph helps train Behavior Analysts in the application of the science of learning to the solution of problems of social significance. Behavior

Analysts work in schools, homes, community settings, and consult in the assessment, design, implementation, and evaluation of behavioral interventions for a variety of learners across a variety of skills.11

During the initial research there were many unanswered questions about residential program. For instance:

 What are the criteria/requirements for the individuals with autism?  If there are any, what was the process in arriving to these requirements?  Will the University of St. Joseph recommend candidates for the residential program?  Will the autism individuals be provided with social services? If so, what type and how will it be funded?  Will the autism individuals be provided with 24-hour supervision?  What type of residential program will this facility offer: transitional model, supported living, or supervised living?

11 http://www.usj.edu/academics/schools/school-of-graduate-and-professional-studies/behavior_analysis/

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 23 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

 What type of services will be offered to the general public/community?  Can anyone apply for residency, or is it strictly for artists and persons with autism?  There are many levels of autism will this program cater to all levels?

Although, they were still in the early planning stages of their residential program, they have decided to accept “independent” autism individuals only. In this particular residential program independent means individuals that will not require 24-hour supervision. However, there will be one full-time graduate student hired by the University of St. Joseph in case of emergency. The goal is to help them transition into independence.

Facts about Autism

Autism now affects 1 in 88 children and 1 in 54 boys on average. Researchers indicate autism figures are growing and are the fastest-growing serious developmental disability in the

U.S. Autism costs a family $60,000 a year on average which can be very expensive for most families.12 Autism Spectrum Disorder (ASD) is characterized by impairments in communication and social interaction as well as the presence of repetitive behaviors, and may be sensitive to sound and color.13 In recent years, increasing attention has been given to understanding the behavioral phenotype of ASD during adolescence and adulthood. Past research suggests that the development of daily living skills may be particularly challenging for individuals with ASD.

Individuals with autism often have significant impairments in daily living skills compared with well-matched controls.14

12 Michael Rosanoff, Associate Director of Public Health Research at Autism Speaks 13 Beyond the Black-and-White of Autism: How Cognitive Performance Varies with Context.pdf

14 Developmental Trajectories in Adolescents and Adults With Autism: The Case of Daily Living Skills Leann E. Smith, Matthew J. Maenner, and Marsha Mailick Seltzer Journal of the American Academy of Child & Adolescent Psychiatry, 2012-06-01, Volume 51, Issue 6, Pages 622- 631

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 24 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

There are several factors to take into account when designing artist spaces and with individuals affected by autism. The residents as well as staff will have to be educated on the awareness of autism. Some individuals with Autism may be sensitive to color and sound.

However, visual arts may be one of the best ways to connect and intervene with Autism individuals. As those on the spectrum are predominately visual learners, making the visual arts an excellent way of introducing and reinforcing a broad range of concepts, including:

 Development of cognition skills  Meaningful self expression  Increased imagination and abstract thinking  Improved visual-spatial discrepancies  Increased communication and social interaction  Improved coping  Self management and organizational abilities

Art can provide a pathway for people with Autism to effectively communicate and express their feelings and emotions. Art programs can help prepare many of these potential residents to take the next step toward becoming a contributing member of society. This residential program has the potential to help promote the artistic talents of many individuals diagnosed with Autism through various avenues. Community Solutions has the opportunity to offer art programs for people of all ages and at various levels of ability throughout the community. With the partnership with the University of Saint Joseph they can also provide education and awareness of autism to the public.

One recommendation is to implement art therapy as a program for residents with autism.

“Many art therapists work with clients who have an autistic disorder. Art therapy is a beneficial form of treatment for working with individuals who have autism and related disabilities.”15 Art therapy is a therapeutic use of art making and personal development tool for people who have

15 http://www.art-therapy.us/autism.htm

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 25 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 been diagnosed with autism, trauma, or social challenges. In order for this program to be successful art therapist hired will have to be certified by the American Art Therapy Association,

Inc. Each member will be certified through the Art Therapy Credentials Board, Inc. (ATCB).

The Art Therapy Credentials Board is an independent organization who grants credentials upon successful completion of a written examination. Board Certification (ATR-BC) is granted to

Registered Art Therapists who pass a written examination, and is maintained through continuing education. Some states regulate the practice of art therapy and in many states art therapists can become licensed as counselors or mental health therapists.16

Figure 10 Harrison Interactive (2008) Easter Seal Living with Autism Study

16 http://www.art-therapy.us/autism.htm

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 26 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Residential services for persons with Autism vary by city, but they generally include options such as:

 Staff support provided in the client's home, which could be the family home or a home the client rents or owns.  Living with a few other adults in a home provided and staffed by a disability agency.  A farmstead, a working farm for adults with disabilities found in some rural areas.  Larger residential-care facilities.

Many families are sometimes forced to rely on government Medicaid waiver programs to pay for adult services due to the expensive cost of caring for their loved ones. In 1981, the federal government adopted the waiver so that states would be required to pay for residential and other services in communities, rather than institutions. With guidance and oversight from the federal government states created their own waiver rules. States generally require adults to have a certain disability, demonstrate a need for support services, and have financial need.17 Many services are available only to people who need the high level of care typically found in institutions.18 Research shows many people with autism still need help with communication, community living and social skills, which may affect their ability to live independently.

Residential housing for persons with disabilities is a troubled market. However, 370 Asylum is a great opportunity to produce a unique housing model that can be used in several cities like

Detroit, New Orleans, and Baltimore. “Providing a balance that includes a variety of housing alternatives is the most acceptable social strategy.”19 Therefore, it is recommended that the residential program have the ability to be flexible to meet the needs of the community. “As there is no single prototype that works best for the vast spectrum of adults with autism, the optimal

17 National Review of Home & Community Based Services (HCBS) for individuals with Autism Spectrum Disorders. Policy Research Brief 21(3) 1-11. 18 U.S. Department of Health and Human Services Interagency Autism Coordinating Committee (2010). The 2010 Interagency Autism Coordinating Committee Strategic Plan for Autism Spectrum Disorder Research. 19 American Journal of Community Psychology; April 1998, Vol. 26 Issue 2, p207-232, 26p

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 27 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 approach is to have a range of residential options available within communities and to work with individuals to find which best suits them.”20

Legal and Social Issues

There are considerations and laws that govern the availability of housing for persons with disabilities. The U.S. Department of Housing and Urban Development prohibits discrimination based on race, color, national origin, religion, sex, familial status or handicap.21 The main priority is to provide safe living environment and security for all residences; particularly the autism residents since they may be more vulnerable than others. To ensure a safe environment there are many mechanisms that can be installed like appropriate security systems to selecting non-toxic products and materials. Research indicates changes and transitions can be problematic for adults with ASDs, so creating continuity and connection with the past is important. This can be created by maximizing familiarity with signs, stability with their living environments, and clarity among staff and residents.

Design strategies should include logical spatial layout and use of familiar materials. It is important to minimize sensory overload, since ASD individuals may be sensitive to sound and color. Simplifying the sensory environment can be accomplished by designing spaces to be sound proof, visually calming, well ventilated and with appropriate lighting. Social opportunities among autisms individuals is an important factor to consider when designing communal and singular spaces, therefore allow opportunities for social interaction and privacy to accommodate artists and autism residences.

20 Housing Design for Autism.pdf 21 Fair Housing Act-HUD 1968

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 28 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

There are three fundamental aspects related to the well being of the residents: sustainability, health and wellness. To address health vulnerabilities, the physical design should promote healthy living through the use non-toxic materials, natural light, good ventilation, universal design, and incorporation of sustainable strategies. In order to ensure durability and longevity it is recommended to invest in high quality materials, fixtures and appliances. This will result in lower maintenance & replacement costs and will optimize resident safety and wellness.

Designing for longevity and incorporating green building practices can lower costs over the lifetime of the building.

“Selecting the right neighborhood and site is a critical first step in developing housing for persons with ASD.”22 There are many considerations such as access to amenities, transportation, and the potential for residents to fully integrate in the community. To enhance and improve the development skills, creating diversity and allowing them the ability to personalize and define their own spaces helps to enhance their dignity and performance. Accessibility and support will require access to transportation, community services, entertainment and shopping coupled with a supportive community. Providing these amenities will create the best possible situation for the residents.

“If there is an environment that mitigates unpredictability and fragmentation then living independently may become possible.23” So, what does autism has to do with design? Appropriate design supports them in their daily lives and enhances their quality of life. Community Solutions has the opportunity to provide adequate choice and independence in their residential program.

The physical environment should be designed so that options are available but flexible so that it can be adapted to changes for residents’ needs over time.

22 Ahrentzen, S. & Steele, K. (2009). Advancing Full Spectrum Housing: Design for Adults with Autism Spectrum Disorders. Arizona State University. http://stardust.asu.edu 23 Housing Design for Autism

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 29 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Opponents of clustering argue that it prevents normalization, an important housing goal for persons with disabilities. This goal requires placing them "in an environment that as closely as possible resembles life in normal society in order to provide opportunities for interaction with, and integration into, society. As one presidential commission stated, ghettos of persons with mental illness "destroy the residential character of the affected neighborhoods and subvert the right of handicapped persons to live in normal residential surroundings."24 “Community mental health services are provided under local auspices, but unfortunately only a few localities have managed to provide an adequate array of services for the most severely disabled.”25

Making the Case for Artist Space

Historically, many people have advocated for the development of artists’ spaces. But, many may often find themselves in a fight when it comes to urban revitalization policy and viable investors interested in this particular business model. Research suggests that the arguments put forward for support of artist spaces fall into three basic categories: community economic development and social improvements, viable business ventures, and services to artists. That is, advocates of artist space developments claim and project positive impacts and outcomes related to these three areas.

The average rental prices in downtown area are currently $1,352, based on

NeighborhoodScout's exclusive analysis. The average rental cost in this neighborhood is higher than 88.5% of the neighborhoods in Connecticut. The downtown area is primarily made up of small (studio & two bedrooms) to medium sized (three or four bedroom) apartment complexes/high-rise apartments and small apartment buildings. Most of the residential real estate

24 American Journal of Community Psychology; April 1998, Vol. 26 Issue 2, p207-232, 26p

25 Encyclopedia of Homelessness edited by David Levinson pp. 383

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 30 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 is renter occupied. Vacant apartments or homes are a major fact of life in City Center /

Rensselaer Hartford Graduate Center Inc. The current real estate vacancy rate here is 20.4%.

This is higher than the rate of vacancies in 90.4% of all U.S. neighborhoods.26 This can sometimes be the case in neighborhoods dominated by seasonal homes (such as vacation areas), and occasionally it is also found in neighborhoods that are primarily filled with college students, as some apartments could be vacant when school is not in session. But often neighborhoods with vacancy rates this high are places that can be plagued by a protracted vacancy problem. The

2010 Census Tract exclusive analysis reveals that this neighborhood, above nearly every neighborhood in America, has a greater percentage of its residents living alone: 58.5%. This is a higher percent living alone than we found in 99.2% of all U.S. neighborhoods. Also of note,

86.6% of the real estate in the City Center / Rensselaer Hartford Graduate Center Inc neighborhood is occupied by renters, which is nearly the highest rate of renter occupancy of any neighborhood in America.

The downtown Hartford area has unique cultural assets offered to their residents. Many of the residents will have the opportunity to purchase box seats to opening night at the symphony. They will also have the opportunity to regularly attend gallery openings, or to reserve tickets to opening night at the ballet. Although, many cities may not have these same qualities, each neighborhood has their own unique qualities to offer to their residents.

The 370 Asylum project has the opportunity to create spaces suitable for artists’ with special needs, and to create and stimulate the production of innovative art work. It can also serve as a catalyst for economic investment in Hartford as well as in other disinvested neighborhoods.

Community Solutions also has the opportunity to bring more vibrancy to blighted areas and create a competitive economic edge, and improve the quality of life for its residents.

26 http://factfinder2.census.gov

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 31 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Art has the ability to transform a community socially and economically. “In today’s world, it can take a problem or injustice, a bad economy or the need for better schools, for people to rediscover their sense of people power-this is where community-based arts often come into play. But whether it is a week-long workshop, a year-long project or a permanent program, the skills enhanced through community-based arts have the potential to go beyond fixing problems to developing solutions.”27

With lack of affordable housing being clearly identified as a social and economic exclusion issue for most communities, innovative ways of addressing this deficiency should be considered. Increasingly local communities are engaging with the possibility around the notion of clustering multiple uses for affordable housing. Following the housing market decline,

Hartford renters are finding cheap and declining rent averages in relation to national trends.

“Declining rents are affecting not only Hartford but also other markets in Connecticut and across the country as employers remain restrained about hiring. Connecticut's unemployment now stands at 9.1 percent, below the nation's 9.7 percent.”28

Hartford compared to Connecticut state average, median household income below state average, renting percentage significantly above state average, and unemployed percentage is above state average. Hartford is sixth on the list of "Top 101 cities with largest percentage of males in occupations: Arts, design, entertainment, sports, and media occupations with populations more than 50,000 people." It ranked fourth on the list of "Top cities with largest percentage of males in occupations related to art and design workers"29

27 Keith Knight, “Community Based-Arts” pp. 24

28 "Courant.com: Apartment rents keep dropping in Hartford". Retrieved 27 October 2010.

29 http://www.city-data.com/city/Hartford-Connecticut.html#ixzz2RgGnPrHo

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 32 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Perceptions of local housing issues and ways to address them are sometimes vague, sometimes diverse but rarely apathetic. This paper includes data from two case studies, one in

Lancaster, California and another in Elgin, Illinois, which are examined as a means of seeking some practical solutions. In recent years, leaders in the fields of the arts, community development and urban planning have begun to turn their attention to artists’ space development projects, including live-work spaces, studios, affordable housing for artists, and artist-run multipurpose spaces. While many different kinds of these developments exist around the country, little research has focused on how artist space projects come to fruition or on the kinds of impacts they have on artists and communities.

To begin to address this void, the Urban Institute, commissioned by a national initiative dedicated to providing a range of supports for artists called Leveraging Investments in Creativity

(LINC), conducted a research study that focused on selected artist space projects in seven cities throughout the United States—Detroit, MI; New Orleans, LA; Philadelphia, PA; Pittsburgh, PA;

Providence, RI; Seattle, WA; and Tucson, AZ. Rather than an exhaustive examination of all artist space developments, researchers focused primarily on the most prominent development projects that could serve as examples of a range of approaches.

Social Capital

Social capital is becoming a vital ingredient in economic development around the world.

Scores of studies of rural development have shown that a vigorous network of indigenous grassroots associations can be as essential to growth as physical investment, appropriate technology, or (that nostrum of neoclassical economists) “getting prices right.”30

30 Robert D. Putnam, “The Prosperous Community,” The American Prospect vol. 4 no. 13, March 1993

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 33 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

In the past two decades, social capital in its various forms and contexts has emerged as one of the most salient forms of capital. “While much excitement has been generated, divergent views, perspectives, and expectations have also raised a serious question: is this a fad, or does it have enduring qualities that will herald a new intellectual enterprise?”31 There is now a range of evidence that communities with a good 'stock' of such 'social capital' are more likely to benefit from lower crime figures, better health, higher educational achievement, and better economic growth.32

Whether the issue is smart growth, master planning, or revitalization, the arts can contribute to a community’s success. “Social capital enables collaboration and the leadership approaches most effective in solving complex business problems.”33 More and more examples of community leaders are recognizing the power of the arts to revitalize, transform and redefine the identities of their communities. Community Solutions is anxious to work with municipal leaders on these issues to help create strong, healthy, vibrant and creative communities.

Arts can help to improve economic and community development in many ways. It can triple property values and tax revenues, attract more pedestrians, and improve tourism. Culture and tourism is one of the top reasons corporations and major businesses decide to locate, stay, and expand in the downtown area.

31 Social Capital: A theory of Social Structure and Action by Nan Lin pp. 3 32 The Hidden wealth of Nations, D. Halpern 2009 33 Social Capital: Reaching Out, Reaching In”, Viva Ona Bartkus, James H. Davis

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 34 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Funding Options

There are many benefits to non-traditional approaches to economic and community revitalization such as creative work spaces for artists and mixed-use facilities. Urban centers are becoming more popular among young professionals seeking access to amenities and close proximity to urban cores. Many are college educated, ages 25-35, and the fastest growing demographic in urban downtowns nationwide. They are predominantly looking for rich amenities, close to downtown, unique sense of place, active lifestyle, access to public transit, nightlife, affordability, and socially engaged spaces. Ironically, many of those areas are suffering with blight and deterioration, as well as individuals plagued with homelessness. Unfortunately, many of those individuals are artists and some are diagnosed with a disability.

With the recent downturn of the economy, many cities are often forced to rethink ways to create and revitalize their urban centers. Although the economy may be slowly recovering from the recession, transformation is still needed for inadequate cities. Much like a recession, many communities are experiencing an insurgence in community development and revitalization. The

Obama Administration created a White House-led interagency place-based strategy to help transform neighborhoods into thriving communities. For the purposes of development, social capital can be a catalyst and organize change. It can also be the driving factor for blocking development in a neighborhood if a community views are against this interest.

Many urban centers have in recent years discovered the benefits of a non-traditional strategy for economic and community redevelopment: offering creative work spaces for artists and innovative small-scale businesses. Such environments, designed to be hubs for a community’s creative workers, enable artists and entrepreneurs to develop and play off their ideas in attractive, sometimes edgy places that foster synergy and collaboration. Such centers

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 35 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 have attracted young people and entrepreneurs back to work and live in many downtown and inner city neighborhoods in diverse cities including Providence, New Orleans, Toronto and a number of others. Typically involving the repurposing of empty properties and blending housing, commercial and arts uses, these spaces have had a catalytic effect on development and job creation.34

Unlike traditional economic development strategies that are large scale and capital intensive, these creative spaces are more self-organized in nature, and draw together and leverage a community or region’s creative talent. As these locations become known as places where creative workers can easily connect and find support for their projects and businesses, the most successful attract a wider network of creative workers and capital and clients. This dynamic has in many places created a spillover effect, making surrounding properties attractive as complementary spaces, for housing, galleries, cafes and other arts/innovation businesses.

It can be challenging and confusing to navigate the funding streams for housing options artists and individuals with autism. Each state has varying programs and guidelines. Since, the program offers affordable housing (50-60% of AMI) to artists and ASD residents it qualifies for

Low-income Housing Tax Credits. Low Income Housing Tax Credit (LIHTC) allows nonprofit developers such as Community Solutions to apply, on a state-by-state program, for federal tax credits. They will be allowed to sell credits to investors and use the proceeds as equity for the development. The project also qualifies for a Community Development Block Grants (CDBG).

This funding can be used to support affordable housing through land acquisition and infrastructure development.

34 Creativity and Neighborhood Development: Strategies for Neighborhood Development. http://www.trf.com/resource/downloads/creativity_neighborhood_dev.pdf

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 36 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

There is other funding available for this project like the National Endowment for the Arts grant. The Arts Endowment supports projects like 370 Asylum Street, if it provides opportunities for youth, educators, and community leaders to gain in-depth arts education knowledge and skills in the arts. They are also in full support of “projects that have significant potential to be shared and/or replicated, or are likely to lead to innovation in arts learning, instruction, and assessment.35 Community Solutions may also apply for the Art Works grant through the National

Endowment for the Arts Fund. This grant helps to support the creation of art that meets the highest standards of excellence, public engagement with diverse and excellent art, lifelong learning in the arts, and the strengthening of communities through the arts. Grants generally range from $10,000 to $100,000. They may also qualify for the Our Town (CFDA No. 45.024) grant. This grant is awarded to organizations with creative placemaking projects that contribute to the livability of communities and place the arts at their core. An organization may request a grant amount from $25,000 to $200,000.

The Council on the Arts Funding awards over 200 grants annually for the operations, programs and projects of organizations with multi-county or statewide benefit. Of them 21 go to

County Arts Agencies, which in turn re-grant nearly 80 percent of the funding (which was over

$2.5 million this year) to some 550 local arts groups and projects. The Council has two new grant programs that may be of particular interest to municipalities: Projects Serving Artists and

Community Arts Collaborations. The former will entertain proposals for commissioning works of art, including public artworks. The latter can be an effective vehicle to partner the arts with other civic organizations when the arts can help meet a community challenge. These grants can also support community cultural planning.

35 www.nea.gov/grants

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 37 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

The HOMEConnecticut Program: How It Works

The State of Connecticut’s HOMEConnecticut statute, officially known as the Housing

Program for Economic Growth, provides incentives to municipalities that voluntarily choose to expand their array of mixed-income housing options. It is administered by the Office of Policy and Management (OPM). A total of $3 million is available as well as technical assistance and pre-development grants. Municipalities may receive grants to help with a wide variety of functions to set the stage for new zoning and housing development. The program has three phases:

Phase I Pre-Development Up to $20,000: These grants can help a municipality determine what housing options are needed and whether suitable locations can be found. Includes legal/planning expenses for drafting/adoption of Incentive Housing Zone (IHZ) regulations or design standards, feasibility studies for septic or other infrastructure, other minor engineering studies. Phase II Pre-Development Up to $50,000, for costs specific to a mixed-income housing project. Includes costs for land purchase options, planning/design costs, certain preliminary engineering costs, appraisals, legal and financial expenses, costs of permits and approvals, and other preliminary project costs as approved by the Secretary of OPM. These funds may be passed through to a housing developer. Use of these pre-development funds does not obligate the municipality to establish an IHZ. They are for the purpose of determining if a zone is feasible, and if so, how to establish it successfully. Incentive Housing Zone (IHZ) To qualify for further incentives (zone adoption and building permit incentives, #2 and #3 below), a municipality must enact an Incentive Housing Zone and have it approved by OPM, which meets these criteria: Create Incentive Housing Zones (IHZs) with minimum densities of 6 single-family, 10 duplex or townhouse, or 20 multifamily units per acre. Ensure that at least 20% of the units in the zone are affordable to residents earning 80% of the area median income or less.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 38 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Financing

Anticipated Sources

Based on market comps for both residential and commercial rents in the immediate area, lease rates at 370 Asylum Street falls under the median. The average rental prices in downtown area are currently $1,352, based on NeighborhoodScout's exclusive analysis. The average rental cost in this neighborhood is higher than 88.5% of the neighborhoods in Connecticut. Nearby commercial properties on Asylum Street draw close to $24-35 per square foot triple net. The current building’s state is in good condition, they have used a relatively reasonable price per square foot for their hard costs. They have assumed $118 per square foot for all residential renovations (which takes into account the commercial spaces). The numbers are conservative enough to allow for room of unforeseen expenditures. They are anticipating a loan from the Connecticut Housing Finance Authority ("CHFA"). CHFA offers loans to developers and owners of affordable multifamily rental housing in Connecticut at or below market interest rates to help them achieve feasibility for their housing proposals. CHFA mortgage financing can be combined with other funding mechanisms, like federal Low-Income Housing Tax Credit ("LIHTC") and state Housing Tax Credit Contribution ("HTCC") tax credits, to expand the financing repertoire for the construction or rehabilitation of affordable, high quality apartments throughout the state. Community Solutions is also anticipating LIHTC equity of $6.7 million as well as an historic tax credit contribution of $500,000. They also plan to combin e CHFA funding with private bank financing from the Federal Home Loan Bank (Affordable Housing Program) in the amount of $1 million. This will also be combined with other private grants and equity as well as public sources from the Connecticut Department of Economic Development. The total development cost of this project is $19.9 million dollars, and their developer’s fee is $1.8 million. Tulane School of Architecture: Master’s of Sustainable Real Estate Development 39 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Residential Income

Assumes 50%

or less AMI

50% to 60%

Tier: AMI

Total

Monthly

# of Units Monthly Rent Total Units Rent

Studio Units (60% AMI less tenant paid utilities) 45 $789 45 $35,505

Studio Units 0 $0 0 $0

One-Bedroom Units (60% AMI less tenant paid utilities) 20 $815 20 $16,300

One-Bedroom Units 0 $0 0 $0

Two-Bedroom Units (60% AMI less tenant paid utilities) 0 $925 0 $0

Two-Bedroom Units 0 $0 0 $0

Three-Bedroom Units 0 $0 0 $0

Three-Bedroom Units 0 $0 0 $0

Total 65 65 $51,805

Total 65 65 $51,805

There will be a total of 65 units, 18 of those units will be dedicated to persons with autism. There will be 45 studio units at 60% AMI leased for $789 per month, 20 one bedroom units at 60% AMI leased for $815 per month bringing in an annual rent of $51,805 per year.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 40 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Operations & Maintenance

Expenses

Supplies/Cleaning/Communication/Extermination $12,000 $80 per room

Heating (Gas) $18,100 $250 per room

Electricity $19,500 $130 per room

Cooking Gas $0 $0 per unit

Trash Removal $9,750 $150 per unit

Repairs $16,250 $250 per unit

Legal & Accounting $16,250 $250 per unit

Painting/Decorating $4,500 $30 per room

Superintendent & Maintenance Staff Salaries $105,210 $1,619 per unit

Elevator Maintenance & Repairs $8,000 $4,000 per elevator

Management Fee $41,340 7.00% of EGI

Water & Sewer $18,000 $120 per room

Fire and Liability Insurance $26,500 $408 per unit

LIHTC Tax Credit Monitor Fee $10,000 $154 per unit

Security TBD $0 $0 per shift

Miscellaneous $6,000 $92 per unit

Replacement Reserve $16,250 $250 per unit

M & O Before Taxes and Debt Service $327,650 $2,184 per room

$5,041 per unit

Real estate Taxes $25,000 $385 per unit

Management Taxes $2,400 $37 per unit

$2,351 per room

Total Expenses $352,650 $5,425 per unit

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 41 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Conclusion

This research suggests a mixed-use artist housing development has the potential to be a catalyst for community development and revitalization. With the rebirth of the economy neighborhoods like Hartford has the momentum and capacity to embrace this change. The number of revitalization initiatives is increasing and interest in pursuing projects similar to 370

Asylum Street is growing each day. Communities similar to Hartford has the capacity to bring forth such efforts, but may only be strengthened by the types of services offered to the community. A mixed-use facility with affordable housing for artists and Autism individuals presents a unique model to implement across cities; especially in cities like New Orleans,

Detroit, Baltimore, and New York. Artists are becoming increasingly sought after, and the public is in support of artist spaces as a catalyst for community change. Many of these efforts can be achieved by creating a mixed-use facility that house affordable units for local artists and persons with autism. Community Solutions has provided an opportunity to create an exchange among artists, bring awareness to autism, as well as offer affordable services to the community.

Art has the ability to transform a community through social capital. Social capital allows collaboration and cost effective solutions for solving complex business problems across communities. More and more examples of community leaders are recognizing the power of the art to revitalize, transform and redefine the identities of their communities. Art can help to improve economic and community development in many ways. It can triple property values and tax revenues, attract more pedestrians, and improve tourism. Like Hartford, culture and tourism is one of the top reasons corporations and major businesses decide to locate, stay, and expand in the downtown area. In this research, there are key components: affordability, awareness, walkability, sustainability, and cultivation. These are all important strategies for positive

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 42 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013 community change. In order for this project to be successful across cities, community leaders will have to work towards more fully articulating the role and positive contributions of artists and services provided to the public. The planning and layout will also have to be conducive and supportive of artist spaces as well as efficient for autism residents. This may include mechanisms to ensure safety and security, durability, careful selection of sustainable materials, colors, and acoustics (soundproof). Although they are looking to expand the types of development projects, it is suggested that Community Solutions include units for homeless individuals. Finally,

Community Solutions is anxious to work with municipal leaders on these issues to help create strong, healthy, vibrant and creative neighborhoods of opportunity.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 43 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

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Helping the homeless: where do we go from here? /John R. Belcher, Frederick A. DiBlasio. Lexington, Mass. Publisher: Lexington Books, 176 p. DiBlasio, Frederick A.

Wagner, David. Confronting homelessness: poverty, politics, and the failure of social policy: Title: Confronting homelessness: poverty, politics, and the failure of social policy / David Wagner with Jennifer Barton Gilman. Published: Boulder, Colo.: Lynne Rienner Publishers, 2012. Homelessness: from crisis to routine -- The rise and fall of a social problem -- A brief history of homelessness – Recognizing and naming a crisis, 1979-1982 -- Modest victories, 1983-1988 -- Criminalization and compassion fatigue, 1989-1993 -- From social problem to bureaucratic problem, 1994-2012 -- Lessons learned.

Lanham, Md Professional lives, personal struggles: ethics and advocacy in research on homelessness: Lexington Books, c2012. Introduction: rediscovering homelessness -- and ourselves / Randall Amster -- Advocacy and identity -- Social justice, ethics, and advocacy in street research: a personal accounting / Talmadge Wright -- The advocate researcher / Rob Rosenthal -- Homelessness and drag / Kathleen Arnold -- Writing the streets: dilemmas of depiction / Trenna Valado -- Relationships and ethics -- Planning and managing ethical dilemmas in homelessness research / Michael Rowe -- A "buddy researcher" prospects, limitations, and ethical considerations in ethnographic research on homelessness. -- Ethics and studying homelessness: tales from the field / Kurt Borchard -- Weapons of the weak, by the weak, and for the weak: negotiating power between and among homeless persons and service providers / Julie Adkins -- Research and transformation -- Do we really need more research on homelessness? : an auto ethnographic exploration of ethics, advocacy, and exasperation / Vin Lyon-Callo -- Homelessness as "internal displacement”: scholarship and activism in post-Katrina New Orleans / Randall Amster -- Do (no) harm: homelessness and personal transformation / David Cook -- On the politics and ethics of "using" "the homeless" in social justice research / Don Mitchell and Lynn Staeheli -- Conclusion: synthesizing the personal and professional / Trenna Valado

Institute of Medicine (U.S.). Committee on Health Care for Homeless People. Homelessness, health, and human needs / Committee on Health Care for Homeless People, Institute of Medicine. Washington, D.C.: National Academy Press, 1988.

Homelessness David Mechanic and Peter B. Field Science New Series, Vol. 235, No. 4792 (Feb. 27, 1987), pp. 955-956 Published by: American Association for the Advancement of Science Stable URL: http://www.jstor.org/stable/1698738

Opening doors [electronic resource]: federal strategic plan to prevent and end homelessness Author/Creator: Interagency Council on Homelessness (U.S.) Subjects: Homelessness -- Prevention -- Government policy -- United States; Homeless persons --Services for -- United States -- Planning Additional Title: Federal strategic plan to prevent and end homelessness Publisher: Washington, DC: U.S. Interagency Council on Homelessness Creation Date: 2010 Authors: Benbow, S.; Forchuk, C.; Ray, S. L. Assistant Professor, Arthur Labatt Family School of Nursing, Faculty of Health Sciences, The University of Western Ontario

Journal of Psychiatric & Mental Health Nursing (J PSYCHIATR MENT HEALTH NURS), 2011Oct; 18(8): 687-95 (56 ref) Publication Type: journal article - research, tables/charts Abstract: Accessible summary This study explored the structural forces shaping the health of mothers with mental illness experiencing homelessness, as well as their individual acts to overcome existing barriers.

The Art of Abandonment. (2009, December 19). The Economist, 393, 55-58. Bhattacharyya, Jnanabrata. (2004). “Theorizing community development,” Journal of the Community Development Society, 34(2), 5-34.

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 46 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Clover, Darlene. (October 2007). Feminist aesthetic practice of community development: the case of Myths and Mirrors Community Arts. Community Development Journal, 42(4), 512-522.

McGlinn, Evan. (Summer 2008). Salvation Army: How artists came to the rescue of an ailing Kentucky town. New York Times Travel. Retrieved 2009, July 11 from http://www.nytimes.com/indexes/2008/05/18/style/t/index.html#pagewanted=0& pageName=18paducah&

Rogers, Maureen. (April 2005). Social sustainability and the art of engagement – the small towns: big picture experience. Local Environment, 10(2), 109-124.

Sociocultural Factors to Consider When Addressing the Vulner ability of Social Service Users: Insights from Women Experiencing Homelessness Michael L. Shier, Marion E. Jones and John R. Graham Affilia 2011 26: 367 originally published online 23 November 2011

Teaching children with autism and related spectrum disorders an art and a science- Teaching children with autism and related spectrum disorders [electronic resource]: an art and a science / Christy L. Magnusen ; foreword by Tony Attwood. Published: London; Philadelphia: Jessica Kingsley, 2005.

The Urban Homeless: Estimating Composition and Size Author(s): Peter H. Rossi, James D. Wright, Gene A. Fisher and Georgianna Willis Reviewed work(s): Source: Science, New Series, Vol. 235, No. 4794 (Mar. 13, 1987), pp. 1336-1341Published by: American Association for the Advancement of Science

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 47 Candidate, MSRED LaQuanda Smith The New Normal: Creating Neighborhoods of Opportunity May 1, 2013

Appendix (See attachments)

Tulane School of Architecture: Master’s of Sustainable Real Estate Development 48 Candidate, MSRED LaQuanda Smith