1. What is the Tannery Arts Center?

The Tannery Arts Center offers Santa Cruz County the opportunity to leverage its considerable artists cultural resources for the benefit of all residents. Located just north of downtown Santa Cruz along the scenic San Lorenzo River, the project converts the historic Salz Tannery into a vibrant 8.3 acre arts campus. It provides a sustainable and affordable home for artists and arts organizations to live, create, display and perform their work. The first phase, currently under construction, provides affordable Live/Work housing for low-income individuals and families. The second phase, slightly behind the housing, is the renovation of the existing historic buildings on site to provide working studios and the third phase will be a performing arts center with office and program space for arts nonprofits, classrooms and rehearsal spaces and performance venues for music, dance and theater.

2. What is Artspace Projects, Inc.?

Artspace is a non-profit corporation whose mission is "to create, foster, and preserve affordable space for artists and arts organizations". Our development activities have included construction/renovation of over 700 units of live/work space for low/moderate income artists. Artspace now owns 21 buildings in eleven states; 17 live/work projects; three working studio buildings and one performing arts center.

3. Who can apply to live at the Tannery?

The Artspace Tannery Lofts and Artspace are committed to attracting creative individuals and families from diverse artistic and cultural backgrounds. We encourage all people to apply regardless of race, color, creed, religion, national origin, ethnicity, gender, gender identity, marital status, familial status, sexual orientation, and status with regard to public assistance, or physical disability. We are especially interested in individuals who are committed to building community and will give some of their time and energy toward this goal.

4.How many units are there; what size are they and what will the range of rents be at the Tannery?

We are building 100 units of housing above ground floor parking; studios, one, two and three-bedroom units ranging in size from 550-1,200 square feet. All apartments will have 10 foot ceilings, durable surfaces including concrete or vinyl tile floors, natural light and oversize doors, hallways and elevator. At this point in time the rents would range from approximately $456 for a studio to $1,131 for a three-bedroom unit. There are a few units with balconies facing the river. Residents would be responsible for paying telephone and their own electric bills in addition to their rent. Units have baseboard heat, operable windows, shower/tub and internet access. One parking space per unit is provided in the secure ground floor garage. There will be a children's playground on site. There are plans for a bike path to go under the freeway and connect with downtown Santa Cruz.

5.  What amenities are in the area?

Pogonip Park is just a few blocks from the Tannery. Costco, World Market, Ross's Dress for Less and other retail stores are within walking distance.

6. How do you define low income?

There are entry qualifying income guidelines imposed on our projects due to the sources of financing we use. For an individual the annual maximum income is currently $30,450,  $34,800 for a couple and $43,500 for a family of four. These income guidelines are based on 30%, 40%, or 50% of the area median family income of the county in which a property is located and can change yearly. You must submit income information annually. You will not be required to move if your income increases, but you may be required to pay a higher market rate rent. This must be your only residence.

6. How is income determined?

If self -employed we will use Schedule C and use your net income after business expenses. If employed your annual gross income and 3 months check stubs will be used to determine current income.  Gross income from all sources must be included and verified via employer, with copies of pay stubs and/or a W-2 and tax return.

7. What about assets, pensions, spousal and child support, homeownership, temporary income, disability income, Section 8 Vouchers and student financial aid?

All income from assets is added as part of the family annual income.  Income also includes any disability, SSI, child support payments, etc.  Applicants who own real estate may also qualify, depending on the net income generated from the real estate asset.  Persons with Section 8 vouchers are encouraged to apply.

8. How do student loans, bankruptcies and credit ratings effect qualification?

Background checks are completed to verify applicants credit, and establish a history of past credit problems.  Documented extenuating circumstances such a divorce or medical problems may be cause for waiving credit requirements or justify recent bankruptcy.   

9. Do Santa Cruz residents get priority?

Yes, Due to a significant amount of local funding sources for the property, applicants who currently reside in Santa Cruz County will be given a preference in the application priority and wait list.

10. How is family defined?

You must be over 18 to apply. Each adult in the household must supply qualifying information, one application per unit. The total household income must fall below the maximum amount. A family may be adults who choose to live together. Number in units: one person- studio or 1 bedroom, 2 persons- 1 or 2 bedrooms, 3 to 6 persons- 3 bedrooms, maximum 6 persons.

11. Do I qualify if I am a full time student?

There are specific exceptions* for full time students to qualify for housing at Tax Credit properties:

*All members of the household are married and file a joint IRS tax return.

*The household consists of single parent(s) and their minor child, and no one in the household is a dependent of a third party.

*At least one member of the household receives assistance under Title IV of the Social Security Act.

*At least one member of the household is participating in an officially sanctioned job training program.

12. Can I add a roommate or family member?

Yes, but any additions to your household must be approved in advance and subject to the same background checks and income/asset verifications.  Family additions must also not increase total household income above income limit at time of move-in.

13. Can I sublet my unit?

No, subletting is not allowed in the Tax Credit program.

14. What about insurance?

Tenants will be encouraged to carry renters' insurance.

15. What will be provided and what kind of improvements will I need to make?

Your new home at the Tannery will have all the amenities of a residential unit built to code. It is constructed to meet current building code requirement. It will include bathroom, kitchen and bedrooms with an open design to allow for flexible use of the space. Each building will have a laundry room for tenant use. You will be able to make some modifications such as lighting and storage to your unit to meet the needs of your discipline. All modifications must meet fire and safety codes and be approved by management.

16. Who will manage the property?

The John Stewart Company, a private property management firm, will oversee general operations and maintenance of the property. On-site managers will live in the Artspace Tannery Lofts. We expect that tenants committees will coordinate resident activities in the common areas.

17. Will artists be able to make work, sell work, teach classes and have space open to the public?

Your live/work unit is primarily a residential unit with space for you to make work. It is not a commercial space for selling work. A business with regular hours cannot be operated out of the Tannery housing. Artists living in the lofts will be encouraged to participate in Tannery or other open studio events. There will also be many opportunities for exhibiting, selling and/or performing at the Tannery Arts Center in the working studios and the Arts and Education Center. Renovation of the historic buildings on the tannery site will create up to 30,000 square feet of working studio space with rental rates affordable to local artists. Artists who live at the Tannery Lofts are welcome to rent space in the working studios.

18. How do we dispose of hazardous materials?

The Artspace Tannery Lofts are primarily residential spaces designed to accommodate creative activities. They are not appropriate for some disciplines such as welding, woodworking or glassblowing. Tenants are discouraged from using toxic materials. Tenants will be expected to store and dispose of all hazardous materials in accordance with California State law and all City of Santa Cruz ordinances. TAC is planning to create an on- site program for recycling and disposal of hazardous materials. Health and Safety workshops will be offered to all tenants and safety information will be available on site.

19. Are there other businesses and/or services planned for the Tannery?

Currently the Santa Cruz Ballet Theater and the Cultural Council of Santa Cruz County have expressed interest in tenancy at the Tannery Arts Center. We anticipate galleries; cafes and other creative businesses will locate at the TAC.

Application Procedure and Timetable:

We anticipate that applications will be available in October 2008 with occupancy in February 2009. Notice will go out by email and to local newspapers that applications are available. The application due date will be announced when applications are given out, approximately two to three weeks later. We will begin accepting applications at the Tannery in person on the due date. Applications will be time and date stamped, given a number and will be processed in the order received. An application fee of $37.00 covers the credit report and a criminal background check. Each adult applicant will need to pay an application fee. When all paperwork is completed the applicant will be notified of their acceptance or rejection.  If their rejection was based on the background check, they will be provided a copy of the report, and be given a chance to have the reported information corrected.

Before first month's rent and deposits are due, we will have an open house to show tenants model units. All tenants will have a one-year lease, which will renew on a month-to-month basis at end of the initial term. After all units have been filled a waiting list will be started. Each applicant will have a number of units to choose from based on household size, income level and place number.

Applications will be processed by the John Stewart Company.

Questions regarding income verification should be addressed to property manager Warren Reed / This e-mail address is being protected from spam bots, you need JavaScript enabled to view it / (831) 438-5725 ext. 231.