Supportive Housing: The innovative model for ending chronic homelessness
Sep.17.2018
WSFSSH's Laura Jervis (left); St. Francis Friends of the Poor's Father Tom, Fathers John (center); Broadway Housing Community's Ellen Baxter (right).
Supportive housing had a number of mothers and fathers, all of whom were trying to help the most vulnerable New Yorkers — homeless people, people living with mental illness, the elderly, and those living the most marginalized lives — and who were all, simultaneously, coming to the same conclusion: to make a difference in the lives of the people they cared about, they could no longer just provide services. Somehow they would also need to figure out how to provide them with housing AND services.
It is hard to imagine now that there was no such thing as widespread homelessness in New York City before the late 70s. Sure, there were homeless people, but nothing like what happened when massive amounts of "housing of last resort," including rundown Single Room Occupancy (SRO) housing and dilapidated hotels, were knocked down at an alarming rate to make room for market rate housing. Since the 60s, deinstitutionalization had meant that tens of thousands of people who had only lived in psychiatric institutions joined the ranks of other very vulnerable individuals who were living in whatever housing they could afford. As this housing disappeared, people with the least resources found themselves with nowhere to go. Suddenly there were people sleeping on the streets everywhere and elderly women pushing grocery carts with their worldly goods inside.
Ellen Baxter (second row, third from left)
Advocates across the City began fighting for the most basic forms of housing, finally winning a seminal victory in the courts with the Callahan decree in 1981 guaranteeing homeless New Yorkers a right to shelter. Meanwhile, Ellen Baxter, and Kim Hopper went into the streets to interview homeless people sleeping in public places and found that many homeless New Yorkers needed more than shelter to thrive: they also needed easy access to an array of social services.
This was the conclusion that many others were coming to experientially on their own. Laura Jervis was seeing (and abhorring) the term “bag ladies” all over the Upper West Side. Elizabeth Stetcher Trebony was seeing the same thing for elderly people in Midtown. Fathers John McVean and John Felice were ministering to poor people living in SROs in Chelsea, only to find that a huge number of them had come from living in psychiatric institutions. And Stephan Russo was seeing poor tenants on the Upper West Side lose their housing to gentrification. All of these individuals were organically moving toward the same solution to all these problems — own the housing and provide necessary services.
Stephan Russo, John Tynan, Bill Traylor, Elizabeth Trebony
Ms. Trebony, who went on to create Project FIND was the first to begin the process of buying and rehabbing an old SRO and turning it into supportive housing although completing the task of turning the old Woodstock Hotel into supportive housing ended up taking nearly two decades. So the first pioneers to actually buy a building, rehab it and offer services to the most vulnerable were Father John McVean and Father John Felice of St. Francis Friends of the Poor.
The Fathers John ran the Thursday bread line at their church on 31st Street where they met many residents from the Aberdeen, an SRO in terrible disrepair one block away. As Father McVean did outreach to seniors at the Aberdeen, he discovered that there were also 150 deinstitutionalized people from psychiatric institutions, causing him to cobble together a group of volunteers to provide onsite psychiatric and social work services to residents. All went well with “The Aberdeen Project” until the owners decided they wanted to convert it into a tourist hotel.
With the imminent eviction of the vulnerable people with whom they had been working so closely, the Fathers John sat down one evening, each with a glass of scotch, put up their feet, and said "let’s buy our own hotel" having, of course, no idea what that entailed.
Father John Felice at signing of the NY/NY Agreement; Father John McVean (left) and Father John Felice (right)
They soon found out. With the help of friends and supporters, they found a building on East 24th Street and raised enough money to buy it. Their Provincial administration then provided the money needed for renovations, HRA, OMH and psychiatric staff from Bellevue provided on site services. So it was that on November 24th, 1980, the first St. Francis Residence opened and the first supportive housing was born.
Ms. Trebony, in the meantime, started Project FIND as part of a national demonstration project on elderly advocacy and was an early vocal opponent of the destruction of West Side SROs. In 1975, the agency obtained a management and operating lease on the Woodstock Hotel, a former luxury hotel located in the heart of Times Square that had fallen into deplorable condition with only 80 of its 320 rooms habitable. Through the blood, sweat, and tears of hundreds of federally funded low-income city workers in the CETA Maintenance program, Project FIND rehabilitated the building from a nearly abandoned eyesore into permanent housing for over 200 seniors. A Senior Center on the second floor of the hotel was added in 1977 which included a social service case management component. Project FIND purchased the building in 1979 but the struggle to make it fully habitable extended until 1995.
Meanwhile, Ellen Baxter was meeting with and following in the footsteps of the Fathers John. She formed a new nonprofit called the Committee for The Heights Inwood Homeless (CHIH) (now called Broadway Community Services) designed to provide a secular model that garnered investment from every level of government.
In the early 1980s, CHIH transformed an apartment building on West 178th Street into 55 units of supportive housing finally opening in 1986. While the St. Francis residences had relied on simple financing packages, renovation of this building, known as “The Heights,” required an extremely complex combination of funding sources, including a low interest HPD Participation Loan from the city (for capital and acquisition costs), a state Special Needs Housing Act grant, private bank loans, and federal tax credits.
Ellen Baxter (left) and Tony Hannigan (third from right and above)
Operating costs for The Heights were subsidized through a new federal subsidy which provided rental support for low-income tenants. But the Heights introduced another innovation: the notion of partnering with another non-profit to provide onsite services. Those were to come from a partnership with Columbia University Community Services (CUCS) (now called the Center for Urban Community Services).
CUCS President & CEO Tony Hannigan’s story began a few years out of graduate school in 1981 when, he was tasked with a field initiative of locating vulnerable homeless single people staying in SROs — and remembers that 40% of SRO housing stock had been lost to gentrification at that time. As Ellen was working on transforming the Heights, CUCS applied to the Department of Mental Health to provide services to the tenants.
Another motivating force behind the birth of supportive housing was coming from communities’ desire to preserve and revitalize what they perceived as rapidly disappearing affordable housing. Thus, in 1981, when the West 87th Street Block Association heard that a deteriorating SRO, Capitol Hall, might be replaced with luxury housing, they approached Goddard Riverside Community Center and The Settlement Housing Fund to help preserve it. Goddard purchased the property in 1983 and started rehabbing it the following year into 202 supportive housing units.
Meanwhile, also on the Upper West Side, Laura Jervis was doing outreach to elderly people living in SROs there, having recently graduated from seminary. The now-retired West Side Federation for Senior and Supportive Housing (WSFSSH) Executive Director witnessed first-hand the fear people had to leave their rooms and the impact of isolation on elderly communities. She formed a coalition of community groups and religious institutions from the West Side to help these individuals, and WSFSSH was born. Their first building was The Marseilles, which Laura insisted on staffing with a social worker. “It’s hard to imagine today, but having social services on-site in senior housing was a radical idea in 1980!”
Laura Jervis maintains that seniors and those who have experienced the trauma of homelessness need more than just housing — her advocacy message from the start. “Over the years, in all of our buildings, it is the sense of community that is developed by residents and staff that has been the key to the success of our mission.”
Among the most ambitious and prolific early adopters of supportive housing in the early 1980s was Catholic Charities Brooklyn and Queens who melded their mission of serving the most vulnerable and combined it with the Church’s significant real estate portfolio by converting three vacant schools and a convent into 225 units of supportive housing called Caring Communities. The organization put together twelve separate funding sources to finance the project, including an HPD Participation Loan, federal Section 8 Moderate Rehabilitation rental support and state Homeless Housing Assistance Program funding.
Another significant contribution from Catholic Charities Brooklyn and Queens was as a crucible for a generation of powerful advocates: Executive Director John Tynan had the great good fortune to have Bill Traylor, Connie Tempel, and Laura Mascuch all working for him in housing development or management.
As these buildings were opening, however, the question of who could live in them came to the forefront. Thus, in the mid-1980s, Stephan Russo of Goddard Riverside Community Center called together other early pioneers to ensure that homeless neighbors and community members were going to continue to be served in this new model of housing, leading to the now-normal 60/40 mix of individuals referred from the shelters and low income individuals from the community. The coalition became the SRO Providers Group, which then met regularly to share promising strategies and to lobby city and state government in a single, unified voice.
The SRO Providers Group evolved into the Supportive Housing Network of New York.
Largest conference of the supportive housing community in the nation
Sep.06.2018
The Network initiated the first ever supportive housing conference in 2000 to gather the supportive housing community with the goal of sharing and learning about the world of supportive housing. Our New York State Supportive Housing Conference is now the largest supportive housing conference in the nation with over 1700 guests who hear from more than a 100 experts, innovators and leaders in the field. The conference is also a celebration of our community’s successes and innovations. Check out the video above for highlights of our guests and speakers over the past 18 years.
How Racism Has Informed the Homelessness Crisis: Talk by Marc Dones
Jul.19.2018
The workshop also explored the homelessness landscape from a racial equity lens. It provided the audience with the historical context of how racism has led to minorities being over represented in the homeless population today.
Workshop 2: Tools to implement anti-racist policies at your agency
The second workshops by Marc Dones centers around providing the audience with tools and strategies that can transform systems to better serve the needs of the most vulnerable populations. They spoke about the importance of specificity in equity-based work and having diversity at the decision making tables.
18th Annual Supportive Housing Conference Brings 1,500 People to Share, Learn and Innovate
Jun.26.2018
View the photo slideshow here!
The 18th Annual Supportive Housing Conference was a celebration of New York’s unique leadership in development, financing and social services in supportive housing. With over 1,700 registrants, 22 workshops and a keynote by acclaimed author and poet, Jacqueline Woodson, it was our most successful conference yet!
The day began with the Network’s Board Chair Brenda Rosen welcoming the crowd. The Network’s Executive Director Laura Mascuch thanked the supportive housing community for setting the example for what supportive housing can do to break the cycle of homelessness. She recognized the social staff and shared their stories of dedication and transformation with the audience.
“I want to take this moment in time to speak about the staff who work in supportive housing day-in and day-out. Many of you are in the room today, you are the reason why transformation can happen in individual lives,” she said.
Our keynote speaker for the event, Jacqueline Woodson moved the crowd to tears with her reading of Each Kindness and talking about empathy and kindness and what it means for homeless people to not be seen. She applauded attendees for their dedication and hard work in providing a helping hand to those most in need.
Eight simultaneous workshops in the morning session followed the keynote. The highly popular “Addressing the Homelessness & Affordable Housing Crisis” panel included key city and state policy makers: Steven Banks, NYC Department of Social Services Commissioner; Barbara Guinn, NYS Office of Temporary and Disability Assistance (OTDA)’s Executive Deputy Commissioner; Dr. Ann Marie T. Sullivan, NYS Office of Mental Health (OMH) Commissioner; Maria Torres-Springer, NYC Department of Housing Preservation and Development (HPD) Commissioner; RuthAnne Visnauskas, NYS Homes and Community Renewal (HCR) Commissioner and CEO, and moderated by the Network’s Laura Mascuch.
The morning also included a standing-room-only presentation by Marc Dones, a prominent anti-racist trainer and educator. Marc explored the glaring racial disparities in homelessness trends and trajectories and discussed the role racism has played in the homelessness crisis. They also conducted a second late-afternoon workshop on how to implement anti-racist policies at your organization.
This year we also had members of the New York Police Department presenting with representatives from the Department of Health and Mental Hygiene about new strategies and programs they are implementing to improve responses to crises involving people struggling with mental health issues.
Another popular morning session included a panel on siting for new developments. Moderated by Council Member Stephen Levin, the workshop panelists included nonprofit developers, a government partner and a consultant. This group shared tips and success stories on how nonprofits can work with local community groups and businesses to garner support.
Other morning workshops included a panel discussion on the Joint Venture Guidebook, a panel on cost containment, a panel on using the “Explosive Child” approach by members of the Center for Urban Community Services’ Intensive Mobile Treatment team and a presentation by Joseph’s House & Shelter on “Ethical Dilemmas in Housing First for Families.”
Attendees enjoyed a networking luncheon and then returned for two rounds of afternoon workshops.
Some highlights from the afternoon workshops included a thought-provoking discussion moderated by Council Member Rafael Salamanca on how nonprofits and community organizations are battling the opioid crisis among the homeless population with representatives from Acacia Network, Care for the Homeless, Project Renewal and BronxWorks.
A conversation on the City’s commitment to creating 15,000 new units of supportive housing was also in the afternoon line-up. It included HRA’s Kristin Misner-Gutierrez, HPD’s Emily Lehman, and DOHMH’s Gail Wolsk, and was moderated by the Network’s Rebecca Sauer.
A standing-room-only discussion on “Housing for Health: Lessons from LA” featured Dr. Mitchell Katz, President of NYC Health + Hospitals and Bill Pickel, Executive Director of Brilliant Corners moderated by Deputy Mayor of Health and Human Services, Dr. Herminia Palacio. The panelists discussed the unique program that has already housed more than 4000 homeless people in less than four years, with a goal of eventually housing 10,000. Other workshops focused on conflict resolution and addressing vicarious trauma for staff. We also had an excellent conversation on how best to serve aging tenants and the needs of trans and gender non-conforming tenants.
We also had workshops focusing on development and finance including “Developing Supportive Housing in Trying Times,” and “From the Board Room to the Budget: Realizing Your Housing Development Vision.”
The late afternoon sessions also featured some more policy focused workshops. Members of the ESSHI workgroup discussed the first two years of implementing and supporting new development under the ESSHI program and the eleven different populations it serves. Other policy conversations included one on hopes and fears of housing policies on a federal level.
There was also a panel to discuss the new CAPS (Coordinated Assessment and Placement Systems) process, which is now mandated by HUD and kicked off implementation in January 2018.
Lamb Financial Group sponsored our ever-popular cocktail reception in the Marriott Marquis’ spectacular lounge overlooking Broadway.
We would like to express our enormous gratitude to everyone who attended, spoke at, and volunteered for the conference. We salute you, and thank you for working together to fulfill the largest commitment to supportive housing in history. Hope to see you again at next year’s conference!
Government Partners Discuss Upcoming Round of ESSHI Funding in a Panel Discussion
Apr.23.2018
The Network hosted two panel discussions last week on the Empire State Supportive Housing Initiative (ESSHI) in advance of this year’s Request for Proposals (RFP),scheduled to be released imminently. The workshops, held in Albany and Buffalo, highlighted the ESSHI process including what what’s new in the upcoming RFP, how to access capital funding through both OTDA HHAP (Homeless Housing and Assistance Program), and HCR (Homes and Community Renewal). A robust Q&A followed with the audience covering topics such as NIMBY and siting issues, pre-development funding and clarifications on changes around the Medicaid Redesign Team (MRT) population.
The panels, moderated by the Network’s Executive Director, Laura Mascuch, were comprised of representatives from three state agencies: the Office of Mental Health (Moira Tashjian, Associate Commissioner and Chair of the ESSHI Interagency Workgroup), Office of Temporary and Disability Assistance (Rick Umholtz, Director for the Bureau of Housing & Support Services) and Homes and Community Renewal (Leora Jontef, VP of Multifamily Finance-New Construction & Sean Fitzgerald, Assistant Commissioner). In the audience were many of the state agencies also involved in the ESSHI Interagency Workgroup including NYS Office of Alcoholism and Substance Abuse Services (OASAS), NYS Office of Children and Family Services (OCFS) and NYS Office for the Prevention of Domestic Violence (OPDV). Over 150 people attended the events including a mix of nonprofit members, developers, bankers and syndicators.
Several clarifications were discussed. The new RFP will treat the Medicaid Redesign Team (MRT) category differently. Projects serving mental health, substance use disorders, HIV/AIDS, and other Department of Health subpopulations that include 30 or more ESSHI units will be required to dedicate at least 25% of those supportive units to high Medicaid users.
The panelists also clarified that ESSHI will grant extensions beyond the 12 month conditional award period for projects that have demonstrated they are further along in the development process, but they also stressed that there is no penalty for re-applying annually.
Attendees were encouraged to talk to both OTDA and HCR about possible projects early on in the process. Both OMH (Office of Mental Health) and OASAS, have predevelopment funding available that can be accessed once a conditional award is issued.
The Network wishes to thank our hosts for these events, NYS Homes and Community Renewal in Albany and Evergreen Health Services in Buffalo. Both workshops were followed by networking mixers that were robustly attended. We would also like to acknowledge and thank our funders, the Oak Foundation, the van Ameringen Foundation, Robin Hood, New York Community Trust, JPMorgan Chase, Deutsche Bank and Capital One for their generous support of the Network’s Getting to 35K Capacity Building Initiative.
Celebrating the Year in Supportive Housing
Mar.16.2018
Network members gathered on the evening of March 15 at Scandinavia House for the Network’s Annual Meeting. Nonprofit providers, city officials, architects, developers, funders and other members of our community came together to meet, mingle and hear about the past year’s accomplishments.
Corey Johnson, the newly elected Speaker of the New York City Council, was our key note speaker, and addressed the 150 attendees in the room with a ton of enthusiasm, praise and support for supportive housing.
“You all know that housing really is health care. Until you put a roof over someone’s head, you cannot expect them to be sober, you cannot expect them to fight drug addiction, you cannot expect them to deal with chronic illnesses,” he said.
Speaker Johnson also reiterated his commitment to supportive housing and praised our members for their extraordinary accomplishments and work. He added that in the four years he’s been on the City Council he’s never even once received a single complaint about any of the supportive housing residences in his district.
“Thanks to the amazing work done by you all, we’re changing the narrative of “not in my backyard to YES in my backyard,” he exclaimed to a cheering audience.
The Network’s board chair and CEO of Breaking Ground, Brenda Rosen, kicked off the speaking program with warm welcoming remarks for the supportive housing community. “In the face of all obstacles, we remain steadfast and committed to our work,” she said. Executive Director of Concern for Independent Living Ralph Fasano presented the Network’s financials to the audience and the Network’s Executive Director, Laura Mascuch, shared the networks accomplishments over the last year.
Guests spent the evening networking, marveling at the beautiful new residences adorning the walls and showcased in a slideshow, as well as checking out a slideshow of photos from openings and other events from 2017. Catered by the incomparable City Beet Kitchen, the event once again reminded us how lucky we are to represent this stellar community.
Check out the evening highlights in our Faceboook photo album.
The Network Celebrates Our Tenant of the Year Nominees
Dec.11.2017
2017 Network Awards Gala Tenant of the Year Nominees.
Every year, the Network honors remarkable tenants at the Annual Awards Gala for their leadership and growth in supportive housing. Nominations this year were abundant and inspirational, so we decided to bring all tenant nominees together to share their stories, bond with other tenants and staff, and receive honorary certificates as a group. On November 30, supportive housing tenants came together at Fortune Society’s Castle Gardens Residence for a celebratory breakfast. Together, we shared a meal, laughed, and connected across experiences in a truly meaningful gathering. Here are some of the conversations held throughout the event.
After decades of drinking, Joseph Borden (The Doe Fund) announced that he is proud to be sober for almost a year, despite all the challenges thrown his way. Joseph spoke with animation about his appreciation for supportive housing, grateful for how far he has come. He advocated for more scattered site residential groups, and adores and respects his case manager, Yolanda Jones, who was at his side throughout the event.
Wayne Dunn (Lennox Hill Neighborhood House) quit smoking this year with his program’s smoking cessation class! He also works every week to plan, prepare, and serve community meals in his building. He also advocated for and attended Casa Mutua’s Overdose Prevention Training for staff and tenants. He spoke with great enthusiasm for supportive housing, and is known as a strong and kind leader in his community.
Jennifer Garris (Breaking Ground/CUCS) spoke from the heart about the devastating impact of her husband’s death, which led to her battle with alcohol, homelessness, and depression. She loves The Schermerhorn’s Tai Chi and jewelry-making classes, and she makes her way down from the 11th floor of the building every Sunday to cheerfully wish all residents well and check in on her neighbors. “God is not done with me yet,” she explains. Ms. Garris is a true inspiration amongst tenants and staff.
Denise Jackson (Institute for Puerto Rican/Hispanic Elderly) bravely shared the traumatic story of witnessing her mother’s murder, subsequent responsibilities as the family’s “Cinderella,” and eventual drug use and suicide attempts. Today, she is a mother of five, grandmother of 24, and has a great-grandchild on the way. She gives back to her community and has committed to sobriety and wellness in honor of her mother. She is known as one of the most active, beloved, motivating and respected tenants in her building, and had comforting words of support and love for everyone present.
Ivan Lassitier (Federation of Organizations) has shared, “In five years, I see myself living on my own, married, and holding down a good job. You have to stay positive. There are going to be obstacles ahead but you have to get up and dust yourself off. Keep doing the things that are right.” Ivan attends Mosque every Friday and continues to connect with friends and family members. He is grateful for the structure of supportive housing, which has assisted him in the process of living fully to better thrive.
Jamicka Martin (Guidance Center of Westchester) shared her struggles with addiction and poignant reflections on how it impacted her child. She has now graduated with her Associates Degree in Applied Science and Chemical Dependency Counseling, and she is a certified Substance Abuse Counselor. She passionately spoke about how her journey has led her to help others, as her life’s work is to support people struggling to find a power higher than their addiction. Jamicka spoke with confidence and love about her advocacy and her calling to give back.
Tina Miller (Services for the UnderServed) has lived in her residence since 2009, and praised every part of the journey! She proudly stated that she will stay there with her two children until she has saved enough money to buy a house, and she is actively pursuing her nursing degree at Bronx Community College, soon to enroll in Hunter College. A doting mother who has maintained her sobriety, Tina encouraged other tenants at the breakfast to network amongst peers, as that has been her pathway to positive changes in her life and her community.
Robert Reynolds was stationed in the Army years ago in Germany, and he shared the story of his recent return to what used to be the Army base and is now a high school. Robert spoke to the German school’s graduating class! He has reconnected with his daughter in Germany after 32 years, and is eagerly anticipating his next visit to see her and his two grandchildren this spring. Robert entered and left the event smiling from ear to ear.
Teresa Rodriguez (Alliance for Positive Change) spoke openly about her years of drug addiction and the impact it had on her life, including a prison sentence. She is now sober and an advocate for other tenants and her community—she helps new residents get settled in with Housewarming Kits and runs weekly arts-and-crafts groups and movie groups. Teresa’s work has recently been featured in the newspaper and on the local news, discussing the work she does for supportive housing! She connected with other tenants at the breakfast, expressing love, support and hope for others.
Alongside tenants, it was also wonderful to meet the dedicated staff who work with tenants daily and continue to help tenants create new pathways forward in supportive housing. CUCS Case Manager Phylisha Peters-Howard provided information about the innovative emotional healing group she is co-developing with tenants, utilizing relationships and trauma-informed tools to address painful emotional experiences, with an emphasis on tenant-driven curriculum development. Phylisha also spoke at length with Network staff about strategies to address diversity in spirituality and religious faith in tenants’ recovery processes.
Network Executive Director Laura Mascuch addressed the group, thanking them for their strength and leadership, and providing the group with a brief history of supportive housing in New York. It was humbling and inspiring to hear from such amazing tenants and to honor their journeys—the Network will absolutely be holding a tenant breakfast in the years to come.
Network/CUCS trainings announced for 2017-2018
Nov.27.2017
The Network’s collaboration with the Center for Urban Community Services (CUCS) Institute continues this year with an exciting roster of upcoming trainings.
Next up this year is a training on Foundations of Motivational Interviewing, Part 1:
Motivational Interviewing (MI), developed by Millerand Rollnick, is an intervention that helps people recognize and address problem behavior (present or potential), and is intended to help resolve ambivalence and to get a person moving along the path to change. MI serves as an important prelude to other treatment and services by creating an “openness” to change, which paves the way for further important therapeutic work. This training provides an introduction to the basic principles and skills associated with MI including OARS (Open Questions, Affirmation, Reflective Listening, and Summary Reflections), expressing empathy, rolling with resistance, and avoiding common roadblocks to change. It also offers a foundation for Motivational Interviewing Part 2, which expands these skills into actual “change talk” and promotion of commitment to change.
This training is accredited as a New York State Social Work Continuing Education Course and OASAS Certified. You can register for this training here, and use the code SHNNY-MI-12-12-17 as the coupon code for your membership discount.
Founded in 1979, the Center for Urban Community Services (CUCS) is a comprehensive human service agency and the nation’s largest provider of supportive housing social services. The CUCS Institute is a leader in the provision of training to professionals in New York City and nationally. The trainers are at the forefront of emerging research and train on a range of topics related to housing and homelessness, behavioral health, criminal justice and clinical practice. The CUCS Institute is recognized as a continuing education provider by the New York State Education Department’s State Board for Social Work for licensed social workers and by New York State’s Office of Alcohol and Substance Abuse Services (OASAS).
For more information on registering or training content, please contact CUCS Institute.
Partnering with Churches to Develop Supportive and Affordable Housing
Nov.22.2017
Network Executive Director Laura Mascuch and the panelists at our event on working with mission-driven nonprofits to develop supportive and affordable housing.
Some fifty members of the faith community gathered at New Greater Bethel Ministries (NGBM) in Queens to hear how their churches can work with mission-driven nonprofits to develop supportive and affordable housing. Invited by Dominic Dummett of Signature Building Consultants, hosted by NGBM’s Pastor John Boyd and organized by the Network, the gathering featured presentations by the Network’s Laura Mascuch, HPD’s Theresa Cassano, Association for Neighborhood and Housing Development (ANHD)’s Benjamin Dulchin and RiseBoro’s Scott Short.
In his opening remarks, Dominic referenced the context for the day’s conversations – namely that churches, plagued by near daily offers by developers have been making ill-advised deals to sell their properties. By partnering with mission-driven nonprofits to develop affordable and supportive housing, however, faith leaders can both gain assets and further their mission to care for “the least of these.”
Laura kicked off the morning by talking about supportive housing’s deep roots in the faith community, having been invented and promulgated by faith leaders in the early 80s and having, at its core, the intention of helping the most vulnerable among us achieve independence and a life of dignity in the community. She also informed those assembled that between the City’s and State’s commitments to supportive housing, there are significant resources available to develop residences in New York.
HPD’s Theresa Cassano then presented on the numerous programs the City has to encourage the development of supportive and affordable housing. She also walked attendees through the concrete steps faith-based institutions need to take in order to start the process.
ANHD’s Benjamin Dulchin then spoke briefly about the importance of working with organizations that share the same values as faith based organizations hold, ticking off the benefits of churches partnering with community-based nonprofit developers. ANHD recently published a white paper about the fact that buildings developed by nonprofits have a deeper level of affordability than those built by for-profits.
Scott Short, of RiseBoro (formerly Ridgewood Bushwick Senior Center) then presented on a number of actual projects that have been developed or are in process of being developed as a result of partnerships with faith-based organizations. In one instance, the church sold its property outright, in another the church was a true Joint Venture partner and in a third the church receives a new worship space and additional rentable commercial space and is providing a long-term ground lease.
A lively well-informed question and answer period followed including questions about the Attorney General’s role in these deals (the AG must approve any transfers of church properties) and how churches can know whether they’re being taken for a ride (“get a good lawyer”)– and what are the different levels of affordability? (ANHD passed out cheat sheets on Area Median Income).
Thank you to everyone who participated and especially to our host, Pastor Boyd and the amazing people at New Greater Bethel Ministries.
Joint Venture Panel and ESSHI State Partners Panel in Rochester
Oct.25.2017
Network members and panelists at our Rochester Capacity Building Initiative events.
On October 12th, the Network convened partners in Rochester for two events focused on meeting the ambitious new statewide supportive housing development goals.
In the morning, representatives from twenty of our nonprofit members participated in a workshop titled Joint Ventures: What’s on the Table. Expert panelists included Kevin Hoffman of Richman Housing Resources, Karen Sherman of ShermanLaw, Michael Claisse of Bank of America, and Monica McCullough of MM Development Advisors. Attendees learned about the basics of Low Income Housing Tax Credit development, risks and rewards of tax credit projects, and what questions to ask when negotiating a joint venture development agreement. Whether they were new to development or had participated in dozens of deals, attendees walked away with a deeper understanding of how to approach a joint venture agreement and how to arrive at a deal that works best for the needs of their organizations. The Network looks forward to more programming on joint ventures as we strive to meet the development goals of the Empire State Supportive Housing Initiative (ESSHI).
Additional members from banks, tax credit syndicators, and for-profit developers joined us for a packed afternoon panel on ESSHI. Moderated by the Network’s Laura Mascuch, the panel featured Moira Tashjian of the NYS Office of Mental Health, Richard Umholtz of the NYS Office of Temporary and Disability Assistance, and Leonard Skrill of NYS Homes and Community Renewal. Panelists reflected on the past year of ESSHI and answered questions about the program’s implementation moving forward. According to the panelists, there were 182 applications in year two: 169 proposals with a total of 5,453 units received conditional awards.
Participants shared a great deal of information about the evolution of the initiative and imparted important information about conditional and permanent awards. To move from conditional to permanent award status,, a project must have all of its capital financing in place. Additionally, although the number of units in the project can change as the project moves forward, neither the population nor location may change from the conditional award. If groups are not 100% sure about their site location, it would be more prudent to not list the site. We are deeply grateful to Providence Housing Development Corporation for hosting this day in their beautiful Bishop Hickey Conference Center and to our generous panelists.
Check for upcoming events related to our Capacity Building Initiative here.