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How do we build on that, and can we be more?” Stability is an odd sensation, but “now the board and myself can spend time reflecting on the real needs of the artistic community. “It was always, ‘Have we made enough money to make the rent, and is there enough money for the next move?’” he recalls. Landini is relieved to settle down after a nomadic first decade, during which Safehouse (then called the Garage) relocated from Howard Street to Bryant Street to 1 Grove St. At Safehouse’s 10th-anniversary fundraising party this spring, the public can take a first peek inside. In February, Landini signed a 15-year lease on the Tea Room Theater, a 49-seat former gay-porn house on the ground floor of the West Hotel, at 145 Eddy St. Joe Landini’s dance incubator Safehouse for the Performing Arts is the latest indie to join the landed gentry. In an end run around the market, a network of major foundations, the mayor’s office and nonprofit partners are helping small arts organizations play the property game - and win. But even their superior hand-to-mouth skills are no match for San Francisco’s superheated real estate market, where underground spaces are being razed in favor of high-rises, and skyrocketing rents make surviving locations unaffordable. Indie choreographers, musicians and theater makers are a scrappy bunch, equally adept at blazing creative trails and finding off-the-grid performance venues. Gabrielle Lurie/The Chronicle Show More Show Less Photo by Claudia Bauer Claudia Bauer Show More Show Less 5 of5 SAFEhouse for the Arts executive director Joe Landini stands for a portrait in SAFEhouse's new dance space in the Tenderloin in San Francisco, California, on Tuesday, Feb. Linda Steele II and Gretchen LaWall perform in �Close, Far and Somewhere in Between,� which premiered at 1 Grove St. Photo by Claudia Bauer Claudia Bauer Show More Show Less 4 of5 SAFEhouse for the Arts� RAW residency gives emerging choreographers like Alyssa Mitchel low-risk, no-cost opportunities to create and perform. SAFEhouse is evolving into a collective and just landed a long-term lease at 145 Eddy St. Photo by Claudia Bauer Claudia Bauer Show More Show Less 3 of5 SAFEhouse resident artists Lili Weckler rehearses in the nonprofit�s current space at 1 Grove St. SAFEhouse will soon move to a long-term home at 145 Eddy St. Photo by Claudia Bauer Claudia Bauer Show More Show Less 2 of5 SAFEhouse for the Arts founder Joe Landini shares a laugh with Lili Weckler, a Lead Artist in his Resident Artist Workshop, at 1 Grove St. 1 of5 SAFEhouse for the Arts founder Joe Landini shares a laugh with Lili Weckler, a Lead Artist in his Resident Artist Workshop, at 1 Grove St.