{"id":78,"date":"2023-05-11T15:37:22","date_gmt":"2023-05-11T15:37:22","guid":{"rendered":"http:\/\/the-narrative.local\/summer2023\/?page_id=78"},"modified":"2023-07-10T18:09:40","modified_gmt":"2023-07-10T18:09:40","slug":"affordable-housing-as-social-catalyst","status":"publish","type":"page","link":"https:\/\/perkinseastmanthenarrative.com\/summer2023\/affordable-housing-as-social-catalyst\/","title":{"rendered":"Affordable Housing as Social Catalyst"},"content":{"rendered":"\n\n\n\n\n
design lab<\/strong><\/h6>\n\n\n\n
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\"Outside
The DREAM Charter School and the adjacent Yomo Toro Apartments, aka East Harlem Center for Living and Learning, have given families an affordable place to live, plus a place to send their children to school. Photograph Sarah Mechling\/ Copyright Perkins Eastman<\/figcaption><\/figure>\n\n\n\n
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affordable housingAS SOCIAL CATALYST<\/span><\/h1>\n\n\n\n

Community building, social outreach, and a sense of belonging characterize three transformative projects.<\/h2>\n\n\n\n

BY TRISH DONNALLY<\/strong><\/p>\n<\/div><\/div>\n<\/div><\/div>\n\n\n\n

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To say the United States is facing an affordable housing crisis is a major understatement. With rents rising across the country, many Americans are living a nightmare. Some teachers in Northern California are living out of their cars, in hovels in the Santa Cruz Mountains, and with multiple roommates in one-bedroom apartments in Daly City, because they can\u2019t afford to pay market-rate rent. And that\u2019s just California. It gets worse. <\/p>\n\n\n\n

\u201cEleven million people in this country are paying more than half of their income for rent, and these are low-income people,\u201d says Richard Burns, CEO of the NHP Foundation, a national not-for-profit provider of affordable housing. \u201cMany of these people are one medical bill or one car breakdown away from being homeless,\u201d Burns adds.<\/p>\n\n\n\n

Housing Is Fundamental<\/h3>\n\n\n\n

\u201cHousing is absolutely essential to human flourishing. Without stable shelter, it all falls apart,\u201d Pulitzer Prize-winning sociologist Matthew Desmond told the Chicago Tribune<\/em> on publication of his book Evicted<\/em>. <\/p>\n\n\n\n

Affordable housing is housing built for people who earn 80 percent or less of the area median income (AMI). Workforce housing is for people who earn between 80 and 120 percent of AMI, depending on the market. <\/p>\n\n\n\n

With care and forethought, however, visionaries are creating civic-driven affordable and workforce housing that builds inclusive communities, fosters relationships among neighbors, and impacts residents in many positive ways. Perkins Eastman and its specialty studios have been designing such housing across the country for decades.<\/p>\n\n\n\n

Yomo Toro Apartments in New York City, Cedar Crossing in Seattle, and Harrison Plaza Senior Tower in Philadelphia are among the examples conceived as more than just a roof overhead. Rather, they\u2019re designed to cultivate a true sense of community.<\/p>\n\n\n\n

Among the most important contributions architects and designers can make to help alleviate the affordable housing crisis is to integrate sustainability and resiliency into their designs. \u201cWe need architects to focus on all-electric buildings and net-zero-energy buildings,\u201d Burns says. Architects, he believes, can help developers understand the various rebates available to projects with sustainable features, knowledge that could affect how a deal is structured. \u201cLeverage green building practices to reduce the carbon footprint and produce bankable ROI that more than offsets the additional green costs,\u201d he adds. \u201cIf you lower your utility costs by making your building more energy efficient, you can generate more income,\u201d which makes affordable housing more attractive to developers. <\/p>\n\n\n\n

Activating underutilized property such as land on school campuses, parking lots, and unused space owned by churches is critical too. Perkins Eastman is currently advising two school districts in California\u2014 Burbank and Sonoma\u2014on long-range facility master plans and portfolio-wide strategies. \u201cGiven the high cost of living and the accelerated staff attrition, both school districts are trying to find alternative ways to incentivize teachers to come, and perhaps more importantly, to stay,\u201d says Patrick Davis, principal of Perkins Eastman and former chief operating officer of the District of Columbia Public Schools.<\/p>\n\n\n\n

\u201cIt\u2019s better to retain high-quality staff rather than having to replace them every few years. [Efforts to do that are] happening all over the country. California\u2019s probably the furthest along,\u201d Davis notes, which speaks volumes about how much more progress needs to be made. Two California laws, the Teacher Housing Act of 2016 and Assembly Bill 2295, are expected to have significant ramifications in the Golden State. The latter legislation will go into effect in January 2024.<\/p>\n\n\n\n

According to EdSource<\/em>, \u201cAssembly Bill 2295 is the latest legislation to make it more affordable for teachers to live in California. The Teacher Housing Act of 2016 paved the way for district-provided teacher housing by allowing school districts to [develop] affordable housing specifically for district employees and their families. Previous state law required that homes or apartments be open to anyone who meets the low-income requirement if [their developer] used state and federal low-income housing funds or tax credits.\u201d<\/p>\n\n\n\n
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\u201cHousing is absolutely essential to human flourishing. Without stable shelter, it all falls apart.\u201d<\/p>\n\u2014MATTHEW DESMOND
Pulitzer Prize-winning sociologist<\/cite><\/blockquote>\n\n\n\n
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\"Students
Students of the DREAM Charter School enjoy the roof teaching and garden space in a courtyard between the school and Yomo Toro Apartments. Photograph Copyright Pa\u00fal Rivera<\/figcaption><\/figure>\n\n\n\n

Top of the Class in Harlem<\/h3>\n\n\n\n

Long before either law was passed in California, Perkins Eastman designed the DREAM Charter School and Yomo Toro Apartments, aka the East Harlem Center for Living and Learning, developed by the Jonathan Rose Companies and Harlem RBI, a nonprofit educational organization with deep roots in the community. The goal was to build a charter school and affordable housing and to restore adjacent park space, which together would foster a sense of community. The method was to activate an underutilized site in East Harlem, a parking lot that belonged to the New York City Housing Authority. The result\u2014a LEED Gold, 143,000 sf, mixed-use complex that opened in 2015\u2014includes a 60,000 sf home for the DREAM Charter School and an 83,000 sf building for the Yomo Toro Apartments. The 88-unit, multifamily affordable housing tower offers studios and one-, two-, and three-bedroom units to people who earn between 40 and 60 percent of AMI. Offices for Harlem RBI are on the first and second floors of the 11-story residential tower. The K\u20138 school and tower, which are in the same building with separate entries, have far exceeded expectations.<\/p>\n\n\n\n

In a January 2016 New York Times<\/em> story, \u201cHow to Build Affordable Housing in New York City,\u201d Michael Kimmelman wrote, \u201cServing 486 neighborhood students, DREAM Charter School is the first new public school building in East Harlem in 47 years. . . . The school is light-filled, airy, transparent, with big windows opening onto the Washington Houses and rows of trees. Developers also paid for a new 20,000 sf public park to replace a decrepit concrete one that had been on Second Avenue in what\u2019s effectively the school\u2019s front yard.\u201d<\/p>\n\n\n\n

\u201cIt has been extremely satisfying to see how the work we did co-exists in a way that elevates all the parts. At the opening, it was fantastic to actually be able to see families not only get a place to live, but [also] a place to send their kids to school,\u201d says Perkins Eastman Principal Mark McCarthy, the lead designer for DREAM Charter School who was also involved in the Yomo Toro Apartments. Since then, DREAM students have consistently outperformed their statewide, citywide, and district peers in English language arts and math.<\/p>\n\n\n\n

The mixed-use development has lifted the entire neighborhood. As Kimmelman wrote, \u201cIn the case of the East Harlem Center, change can bring more than new housing. Neighborhoods need schools and parks, not just apartments, after all. They depend on good planning. That\u2019s what earns public trust.\u201d<\/p>\n\n\n\n

\"Wide
Cedar Crossing, designed by VIA\u2014A Perkins Eastman Studio, is a transformative TOD affordable housing complex within steps of low-cost public transportation in Seattle. Rendering Copyright Perkins Eastman<\/figcaption><\/figure>\n\n\n\n
\"Ground
Cedar Crossing in Seattle, which provides affordable housing for more than 500 people, creates a sense of community for those who live there. Rendering Copyright Perkins Eastman<\/figcaption><\/figure>\n\n\n\n

Community-Oriented Transit in Seattle<\/h3>\n\n\n\n

Cedar Crossing, a vibrant transit-oriented development (TOD) located steps away from Roosevelt Link Light Rail Station in Seattle, is a transformative project that combines low-cost public transportation with affordable housing. Designed by VIA\u2014A Perkins Eastman Studio in collaboration with Bellwether Housing and Mercy Housing, two affordable housing developers and owners, Cedar Crossing focuses on families and individuals who earn less than 60 percent of AMI. The fact that Sound Transit, the Central Puget Sound Regional Transit Authority, offered the property at a discounted price contributed greatly to making this dream project a reality. Susan Boyd, CEO of Bellwether Housing, describes it as \u201cSeattle\u2019s commitment to an inclusive and just community.\u201d With 254 apartments, including 91 two- and three-bedroom units, Cedar Crossing, which opened last summer, is one of Seattle\u2019s largest 100 percent affordable housing projects. <\/p>\n\n\n\n

Following dozens of community workshops held during the TOD\u2019s planning stages, Sound Transit made a pivotal decision, at the stakeholders\u2019 request, to move Roosevelt Link Light Rail Station, originally planned for a site beneath a nearby freeway, to a central location in the Roosevelt neighborhood, literally next door to Cedar Crossing. With this move, two of the project\u2019s main goals were in sight: walkability and public transit accessibility. A community play area, a daycare, and early learning center that serves 68 students with a bicultural curriculum became part of the community too. Seattle Children\u2019s Hospital and Mary\u2019s Place, serving families with children who have experienced homelessness and have significant medical needs, also help make Cedar Crossing a safe place to live. <\/p>\n\n\n\n

The Roosevelt Neighborhood Association and other local stakeholders wanted the site to be traversable and intimately engaged with the community, so a through-block crossing and grand outdoor staircase were designed to connect Cedar Crossing with the surrounding neighborhood. The design activates the perimeter and the interior of the block with retail, community spaces, and a plaza that has proven to be an inviting community draw. Sustainable elements are woven throughout the overall design, including a rooftop solar array, Energy Star appliances, healthy interior finishes, a high-performance envelope, bike storage for every household, and two electric vehicle charging stations. These features, among others, helped Cedar Crossing meet the Washington State Evergreen Sustainable Development Standards. This thoughtfully planned complex provides affordable housing for more than 500 people.<\/p>\n\n\n\n

\u201cThe community was so happy to get this completed, they threw an open house, inviting all the new residents, which I thought was a wonderful, gracious gesture on their part,\u201d says VIA Principal Jim Bodoia, the principal in charge and lead designer of Cedar Crossing.<\/p>\n\n\n\n

A Homecoming in Philadelphia<\/h3>\n\n\n\n

When the Philadelphia Housing Authority (PHA) wanted to transform Harrison Plaza Tower, a 15-story, multifamily high-rise, into 100 percent affordable housing for seniors, it turned to BLTa\u2014A Perkins Eastman Studio to preserve and renovate the architecture and interiors. This meant gutting the tower, making the 116 units (104 one-bedroom and 12 two-bedroom) accessible, and refreshing the exterior dramatically. Milton Lau, lead architect for Harrison Plaza Senior Tower, led the team in giving the building its fresh look: multicolored metal cladding on the central bay of all four sides of the exterior, repointed brickwork, new windows and insulation, and a new patio that connects to the ground-level community room.<\/p>\n\n\n\n

Harrison Plaza now favors residents 55 and older who are at or below 60 percent of AMI for North Philadelphia. The renovated building features a health-screening room, where doctors and other medical professionals visit periodically and provide basic healthcare to residents, especially those who are mobility challenged. Easy access to mass transportation and City Hall, where many residents seek services, are additional benefits.<\/p>\n\n\n\n

Kelvin A. Jeremiah, president and CEO of PHA, is thrilled with the results: \u201cThis newly renovated building allows Philly seniors to age well and with dignity. PHA preserved a 67-year-old landmark and, in doing so, transformed an aging tower of public housing in urgent need of costly repairs.\u201d To make this transformation possible, Jeremiah adds, \u201cLow-Income Housing Tax Credits were . . . critical to address preservation, development, and redevelopment goals.\u201d<\/p>\n\n\n\n

Kyle Kernozek, BLTa\u2019s project manager for Harrison Plaza who worked on the project since its inception in 2019, notes, \u201cI was struck by the amazing amount of pride the everyday contractor took to build things correctly. From the questions we got, they wanted the best for the end user. . . . Everyone took a lot of care, more so than any of the developer market-rate housing I\u2019ve seen.\u201d When the team was going through its punch list earlier this year and an issue would be identified on a lower floor, Kernozek says, by the time they reached the higher floors, the problem had already been corrected.<\/p>\n\n\n\n

Evelyn Lebron moved into Harrison Plaza in 2011 and was relocated in 2020 for the duration of the renovation. Over the final months before the reopening, she asked staff to take pictures so she could get a sneak peek, but they said they wanted her to be surprised. When she walked in for the reopening, she said, \u201cI wanted to cry, . . . but they were happy tears.\u201d Lebron appreciates the rails in the hallways, the grab bars in the bathrooms, and other life-safety features. The security cameras\u2014in the elevator, the mailroom, and the lobby\u2014really caught her eye too.<\/p>\n\n\n\n

\u201cWe live in a world that is full of anxieties,\u201d Lebron says. \u201cThe fact that PHA is making it easier for senior citizens that, in itself, is reason for hope. I hope they continue to build housing like this.\u201d She adds, \u201cI\u2019m going to be A-OK.\u201d<\/p>\n\n\n\n

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Harrison Plaza Senior Tower (top left and below), renovated and preserved by BLTa\u2014A Perkins Eastman Studio, integrates sustainable and life-safety features. Evelyn Lebron (top right), a resident of Harrison Plaza since 2011, wanted to cry when she returned and saw the tower after it had been renovated. \u201cBut they were happy tears,\u201d she says.
Photographs Andrew Rugge\/
Copyright Perkins Eastman<\/figcaption>\n\n\n\n
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\"Wide<\/figure>\n\n\n\n
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FOSTERING A talent village<\/span>IN Tulsa<\/span><\/span><\/h2>\n\n\n\n
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\"Courtyard
The courtyards are intended to bring community members together, both those living in Western Supply and outside. Landscape plays an essential role in fostering community engagement as well as creating meaningful park-like spaces in a downtown that is dominated by hardscape. Rendering Copyright TMRW Inc.<\/figcaption><\/figure>\n<\/div><\/div>\n<\/div>\n\n\n\n
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The building conveys a sense of place, speaking to the purpose of Western Supply as a home for those relocating to the city as part of Tulsa Remote. Rendering Copyright TMRW Inc.<\/figcaption><\/figure>\n<\/div>\n<\/div>\n\n\n\n

The George Kaiser Family Foundation (GKFF) is taking an innovative and holistic approach to housing as a social catalyst with a unique program called \u201cTulsa Remote.\u201d GKFF is encouraging out-of-state remote workers to relocate to Tulsa, OK, by offering $10,000 grants, if they stay for one year. Each recipient receives the funds in installments\u2014part to help with relocation expenses, part for a monthly stipend, and the remainder after completing the first year. Looking for fully employed individuals with the flexibility to work from anywhere, Tulsa Remote also provides a 36-month membership at a local coworking space, help in identifying housing, and support with community-building opportunities. Since the program began in November 2018, more than 2,200 people have been accepted into Tulsa Remote and moved to the city, where the median home price is $157,200, or 43 percent below the national average.<\/p>\n\n\n\n

This ambitious program is growing into a more permanent fixture in the city. Perkins Eastman is currently collaborating with GKFF on Western Supply, conceived as a \u201ctalent village\u201d in the northwest corner of the Tulsa Arts District on a former industrial site. The project, due to be completed in June 2025, will feature 318 residential units including studio, one-, two-, and three-bedroom floor plans. Three-quarters of the residents in the building will be \u201cTulsa Remoters.\u201d<\/p>\n\n\n\n

\u201cThe remaining quarter will actively participate in the nonprofit programs and organizations supported by GKFF with an intention to link new residents to individuals who are rooted in and passionate about the Tulsa community,\u201d says Michael Friebele, senior associate of Perkins Eastman and the project\u2019s design lead. Pairing newcomers with residents already passionate about Tulsa will help the transition go smoothly and present opportunities for critical social ties to form.<\/p>\n\n\n\n

\"Western<\/figure>\n\n\n\n

The architecture is designed to capture this energy and foster creative passion. \u201cFor housing, the project is [intentionally] porous. We want this building to connect meaningfully to its place and contribute to a new corner of the Tulsa Arts District. The living units themselves capture this connection as well as embrace the remote working environment through flexible spaces and access to daylight and view,\u201d Friebele says.<\/p>\n\n\n\n

All units will feature work-from-home amenities. The lobby will include a small local grocery store and social spaces that are intended to create an active bridge between the culture of the Arts District and the community within Western Supply. Residents will be encouraged to hold free art exhibitions, poetry slams, and other gatherings in the lobby as well as throughout social spaces that permeate the project. An important distinction between Western Supply and the Tulsa multifamily housing market is the project\u2019s minimal amenity spaces as a means to promote interaction with Tulsa Remote\u2019s most important amenity, the city.<\/p>\n\n\n\n

The program has already reaped benefits for Tulsa.<\/p>\n\n\n\n

\u201cThe ambition is not simply to gain in numbers through the program but rather welcome individuals to the city who are interested in making a difference in their community,\u201d Friebele says. \u201cFor every $1 spent on incentive, there is a $13 return on investment in the Tulsa economy. More importantly, almost 500 members have purchased homes in the area, proving that Tulsa Remote\u2019s mission creates a true staying power in the region,\u201d he adds.<\/p>\n\n\n\n

\u201cIt is hard to fully understand the impact of GKFF\u2019s contributions until you immerse yourself into their process. We were deeply moved by how they think holistically of their city and consider the vitality, growth, and, above all, the people of Tulsa,\u201d says Cristi Landrum, the Perkins Eastman principal in charge of Western Supply. \u201cWe have been working on Western Supply now for three years, with design options shaped by the challenges of the economy and the Remote program\u2019s growing influence, resulting in a place that will be a welcoming front door to Tulsa and its vibrant community. This has definitely been a career-enriching experience for our whole team.\u201d N<\/strong><\/p>\n\n\n\n

\u2013TRISH DONNALLY<\/strong><\/p>\n<\/div><\/div>\n<\/div><\/div>\n","protected":false},"excerpt":{"rendered":"

design lab affordable housingAS SOCIAL CATALYST Community building, social outreach, and a sense of belonging characterize three transformative projects. BY TRISH DONNALLY To say the United States is facing an affordable housing crisis is a major understatement. With rents rising across the country, many Americans are living a nightmare. Some teachers in Northern California are living […]<\/p>\n","protected":false},"author":2,"featured_media":0,"parent":0,"menu_order":7,"comment_status":"closed","ping_status":"closed","template":"","meta":{"footnotes":""},"class_list":["post-78","page","type-page","status-publish","hentry"],"yoast_head":"\nAffordable Housing as Social Catalyst - The Narrative Summer 2023<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/perkinseastmanthenarrative.com\/summer2023\/affordable-housing-as-social-catalyst\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Affordable Housing as Social Catalyst - The Narrative Summer 2023\" \/>\n<meta property=\"og:description\" content=\"design lab affordable housingAS SOCIAL CATALYST Community building, social outreach, and a sense of belonging characterize three transformative projects. 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