Transwiki:Common Ground (NYC)

Common Ground is a nonprofit social services organization with the goal of creating high-quality permanent and transitional housing for the homeless. Their philosophy holds that supportive housing costs substantially less than homeless shelters — and many times less than jail cells or hospital rooms, and that people with psychiatric and other problems can better manage them once they are permanently housed and provided with services. Since its foundation in 1990 by Rosanne Haggerty, the organization has created more than 2,000 units of housing for the homeless. "This is about creating a small town, rather than just a building," according to Haggerty. "It’s about a real mixed society, working with many different people."

Haggerty’s work was recognized in 2001 when she was selected as a MacArthur Fellow. The MacArthur Foundation praised her work in salvaging historic buildings, renovating them through creative financing from public and private sources and partnering with other social service organizations to give homeless and low-income residents more than just a roof over their heads. In selecting Haggerty for its prestigious award, the Foundation noted: "The success of these projects has called into question long-standing assumptions about low-income housing, such as the mix of populations that can live together harmoniously and the maximum efficient scale of such facilities."

Street To Home
Among Common Ground's activities is documenting the homeless population and then trying to persuade those who spend the most time on the streets to seek permanent housing, even if they still have drug, alcohol or medical problems. Some of those involved in the issue of homelessness consider Common Ground a pioneer in this approach in the United States.

However, the count, which has been adopted by the city for use in other areas, is not an end to itself, but a first step. According to Becky Kanis, the Director of Common Ground’s "Innovations Department",

"The important part is what we do with this information. We want to move from crisis management to lasting solutions. Other cities have done that successfully. We plan to do the same. ... At the real end of the day the only thing that’s going to matter is the people who have been thus far completely unwilling to accept the offers of shelter, etc. by outreach workers. Can we reach them and make a positive difference in their lives? What can we do compassionately to help these people who have, for all practical purposes, fallen through the cracks of society? That’s where our focus is; that’s what matters. ... We don’t know exactly what’s going to work here in New York, but we know what’s worked in other cities. Therefore, we’re going to spend our efforts doing those things, and as we find smarter and better ways to do things we will adopt them."

The Street to Home initiative is a partnership of Common Ground and the Times Square Alliance, and the strategy reduced homelessness by 87% over two years. It incorporates strategic targeting of individuals and intensive follow-up modeled on the successful approach used in the United Kingdom’s Rough Sleepers Initiative. The Rough Sleepers Initiative achieved a 75% reduction in street homelessness across England and prompted deeper investment in homelessness from Parliament. In New York City, Street to Home has been adopted as a citywide strategy to reduce street homelessness by two-thirds within three years. Common Ground will direct all efforts on the streets of midtown Manhattan and throughout the boroughs of Brooklyn and Queens.

Common Ground's initial strategy was to deal with a 20-block neighborhood around Times Square with one of the highest levels of homelessness in the city, focusing on securing housing for those who have been living on the street the longest and need housing the most. They replaced the random "first come, first served" approach with a targeted, strategic process: identify and prioritize the most vulnerable individuals on the street, assess and negotiate housing options with those individuals, then house and retain.

Street to Home partners with Business Improvement District public safety officers or community outreach workers who – because they are on the front lines every day – have a thorough knowledge of the people continually living on their streets. They are trained by Common Ground in approaches to introduce clients to a housing team that will help them to secure housing. A simple tracking tool enables workers to differentiate between those who are consistently in the targeted area – called "anchors" – and those who are transients. The role of "anchor" individuals in street homelessness was identified in the Rough Sleepers Initiative, with subsequent targeting of those individuals yielding greater success – a tipping point – in engaging and moving individuals in the surrounding area. Common Ground developed a research-based Vulnerability Index to take the guesswork out of outreach and offer a rational system for prioritizing the most vulnerable homeless for housing.
 * Identify and Prioritize

Because most people who have lived on the streets for a long time are suffering from multiple disabilities and are usually eligible for some form of housing subsidy, Common Ground trains service providers in how to assess for eligibility for housing, services, and benefits, and provides tips on expediting this process. With the immediacy of the housing offer in hand for the individual, Street to Home uses techniques derived from Motivational Interviewing and Trauma Informed Care in working with clients to negotiate placement into housing. Street to Home assesses each individual’s eligibility for subsidized housing and income benefits and walks each person through the process of obtaining permanent housing- registering for disability or income support benefits, completing medical and psychiatric tests, and finding an apartment that fits the person’s needs.
 * Assess and Negotiate

Since the start of the Street to Home initiative, Common Ground has helped more than 175 adults – who had been homeless an average of 9.9 years – move from the streets directly into permanent housing, where more than 90% are able to maintain their housing. Most individuals who have lived on the streets for long periods do not wish to live in a shelter but want and are successful in their own homes, which begins their reintegration into society. Some clients of Street to Home have re-established relationships with family members. Many are working or have returned to school.
 * House and Retain

Foyer
While on vacation in Ireland, Common Ground founder Rosanne Haggerty looked into how that country addresses the housing needs of its poorest residents. She found in the city of Belfast, the Foyer Program, a model long used in France, Ireland, and England to help young people without family and at risk of homelessness make the transition to adulthood. Haggerty hoped the model might be useful in New York City, where about 20 percent of homeless adults have a history of foster care, and where, according to one city agency, some 3,700 young people will age out of foster care between 2002 and 2004.

Haggerty decided to replicate the Foyer Program in her next project – the renovation of an old YMCA residence in Manhattan’s Chelsea neighborhood, which set aside 40 of its 207 units for young adults ages 18 to 24 who are ageing out of foster and residential care or are homeless or at risk of homelessness. The Chelsea Residence (The Christopher) provides employment, educational mentoring and life-skills training programs; participants work over an 18-month to two-year period toward permanent housing and stable employment. The $32 million project, which includes $9 million for acquisition, has received state, city and private financing.

Foyers are a way "to help people who aren’t ready to be on their own to develop the life skills, job skills and maturity to lead independent, successful lives," according to Sister Paulette LoMonaco, executive director of New York City’s Good Shepherd Services.

The Brownsville Partnership
The neighborhood of Brownsville in Brooklyn has the largest concentration of public housing in the U.S.. The average household income is $8,000, and one third of the population is unemployed. It is for these reasons that Common Ground created the Brownsville Partnership.

The partnership offers a range of family services including parenting classes, prenatal instruction for first-time mothers, a visiting nurse program and high-school equivalency classes to residents of the two census tracts with the highest crime and unemployment. A map of these so-called "million-dollar blocks" hangs in the Museum of Modern Art.

The Common Ground Institute (CGI)
The goal in Santa Monice is to house the 10 most vulnerable people as soon as possible. Once they are housed, efforts will be directed toward housing the next 10 most vulnerable people, going down the list as far as possible.
 * Santa Monica, California



In early December 2007, as part of Common Ground's Project 50, about two dozen Los Angeles County workers spent several nights walking Skid Row at 4 a.m., waking people who slept on the streets to ask them who they were and how they were doing. The answers helped create a registry of Skid Row street residents; the county and the city now promise to use that data to put the 50 most vulnerable in permanent homes with the healthcare, drug treatment, mental health services and counseling they need.
 * Los Angeles, California

Los Angeles took decades to become the nation's homeless capital, but Project 50 has moved swiftly since the time the program was launched in October 2007. The substantive phase of the project – housing the 50 – is carried out with apartments provided by the Skid Row Housing Trust with city assistance.Project 50 provides a template for county departments to coordinate effectively and provides a guide for the county to cooperate with city housing agencies.


 * Other Collaborations
 * New Orleans, Louisiana
 * Adelaide, Australia
 * Toronto, Canada
 * United Kingdom

100,000 Homes Campaign
The 1000,000 Homes Campaign is "an effort to house 100,000 long term and vulnerable homeless by July of 2013." The campaign is supported by 37 communities around the United States. As of July 23, 2010, 5,474 people were housed using a five step model :


 * 1) Build the local team
 * 2) Clarify the demand
 * 3) Line up the supply
 * 4) Move people into housing
 * 5) Help people stay housed

Other Programs
HomeLink, Re-Entry Housing Initiative, Vulnerability Index, Hospital to Home, and Innovations Team

The Times Square Hotel

 * (Times Square, Manhattan; 652 units)



This 15-story art deco building has a lobby with vaulted ceilings and a marble staircase. Fifteen years ago, the Times Square Hotel was in a state of decay. Its ceilings were caving in, its halls were dark and dangerous, and its tenants were drug addicts, homeless families and elderly people with no place else to go.

A young college graduate named Rosanne Haggerty became obsessed with saving the run-down hotel at the corner of Eighth Avenue and 43rd Street from the wrecker’s ball and converting it into a home for street people, low-income workers and psychiatric survivors. Haggerty and other housing activists applied for every grant, tax credit and low-interest loan available, won the support of corporate and community leaders and sold Mayor David Dinkins on their vision.

In 1994, the restored Times Square Hotel emerged from its scaffolding, and is today the home to 652 residents.

The Prince George

 * (Midtown Manhattan; 416 units)

For decades the Prince George Hotel, with its burnished wood, lavishly detailed ceilings and classical columns welcomed visitors to Edith Wharton]s New York. But then the hotel declined, becoming one of New York’s notorious welfare hotels in the 1980s, when it housed about 1,600 people. The city closed it in 1989.

Today, the hotel on East 28th Street has reopened, combining aspects of both of its previous incarnations. It once again provides housing to the formerly homeless, but the number of residents is far less, and they are able to take advantage of supportive services right in the building. At the same time, the Prince George has been restored to its former glory in what now has become one of Manhattan’s official historic districts, Madison Square North, with particular attention to its once-again elegant ballroom, a grand gathering place.

The Prince George Ballroom
In 2004, Common Ground launched an ambitious project to restore the 460,000 m2 (5000 sqft) ballroom and adjacent former Hunt Room. The project presented an opportunity to offer needed training and jobs. Common Ground, working with four other non-profit groups, arranged for at-risk youth, high school students interested in restoration arts, architectural students, and individuals with HIV/AIDS to work on the renovation. Students at the Parsons School designed and built an entry foyer and gallery space in what had been the Hunt Room. Faced with an area that was beyond restoration, the students developed an airy, modern space that is now the World Monuments Fund Gallery, which serves as a special exhibition and events space.

The Christopher

 * (Chelsea, Manhattan; 207 units)

In 2000, the YMCA sold its second building for $9 million to Common Ground Community of Manhattan. The building, which is entered through 206 West 24th Street, once housed the Y’s transient residences. In July 2000 the group began a $23 million transformation of the 24th Street building into 207 residences for homeless people and low-income single adults - those earning up to $32,640 a year - as well as teenagers at risk of becoming homeless.

410 Asylum

 * (Hartford, Connecticut; 65 units)

Common Ground renovated the property, known as The Capitol Building, and created 65 mixed-income apartments there, along with space for street-level retail businesses.

Other current facilities

 * The Aurora (Midtown Manhattan; 178 units)
 * Kossuth Street (New Haven, Connecticut; 2 units)
 * The Prince (The Bowery, Manhattan; 80 units)
 * Windham House (Willimantic, Connecticut; 50 units)

The Andrews

 * (The Bowery, Manhattan; 146 units)

Common Ground Community purchased The Andrews, a dingy century-old building, in 2002 for $2.5 million. The renovation added three floors to accommodate 136 residential units and allow for a medical team to be housed on the premises. Transient male lodgers, once derided as “Bowery bums,” are charged $36 a week.

The Hollander Foundation Center

 * (Hartford, Connecticut; 80 units)

The rehabilitation of the Hollander Foundation Center incorporates sustainable design elements that enhance energy efficiency and reduce the building’s carbon footprint. Green elements include a high-efficiency heating system, low-flow fixtures, an energy-efficient lighting plan, EnergyStar appliances and plans for a green roof. Common Ground now incorporates green in all of its projects in Connecticut and New York.



NEF provided funding for the project through Common Ground’s allocation of low-income housing tax credits and historic tax credits, both stemming from federal programs designed to encourage private-sector investment in affordable housing.

The upper floors of the former office building will be converted into 70 affordable mixed-income apartments. Plans also call for the restoration of the street level storefronts, comprising of 13000 sqft.About 80 percent of the apartments at the center will be rented to those with incomes below 60 percent of the area’s median income. Rents will start at $765 per month. The remaining two-bedroom units will be rented at market rate, $1,400 per month.

Construction is expected to be complete in the summer of 2009.

The Lee

 * (Lower East Side, Manhattan; 263 Units)

In 2007, the New York City Department of Housing Preservation and Development (“HPD”), in cooperation with Common Ground began construction on a $59 million, 99000 sqft supportive housing complex at 133 Pitt Street on the Lower East Side that will be Manhattan’s first such LEED Silver development. Designed by Kiss + Cathcart Architects (Brooklyn Health House, Stillwell Avenue Subway Terminal), The Lee, named after one of the project’s major financiers, will offer affordable housing and on-site social services for 263 residents. 104 units will be reserved for the homeless, 105 units for low-income residents, and 54 units for young adults that are at high risk for homelessness. Green design features include an efficient condensing boiler, a green roof, efficient water fixtures, high-performance lighting, and low-irrigation landscaping. HPD and Common Ground expect a minimum of twenty percent savings in utility expenses when the building opens its doors in late 2008.

Montrose Veterans Residence

 * (Westchester County, New York; 96 units)

Renovation of a vacant hospital building on the Montrose campus began Nov. 27, the result of a partnership between the VA and Common Ground. By Fall 2008, the first phase of the project should be ready to house 48 veterans, said Nancy Winter, Montrose VA spokeswoman. When completed, it will accommodate 96 veterans.

The $700,000 renovation includes asbestos removal, electrical and plumbing upgrades, a new fire-alarm system and architectural changes to create individual rooms and common rooms in the post-World War II-era building. Most residents will be referred by the Montrose VA’s Domiciliary Care for Homeless Veterans Program after a four-month rehabilitation program there. Others will come from shelters and streets in New York City and Westchester County as well as veterans returning from the wars in Iraq and Afghanistan who are facing imminent homelessness.

During their nine- to 12-month stays, veterans will also receive support to find employment, manage their physical and mental health conditions, reconnect with family, and later move into their own apartment.

Schermerhorn House

 * Downtown, Brooklyn; 217 units)

This eleven-story, 217-unit apartment building in Brooklyn’s Boerum Hill neighborhood will be completed in 2008. Units are for households earning under 60% of the area’s median income, and half will be reserved for the homeless or people with special needs. Schermerhorn House will be surrounded by luxury condominiums and townhouses, so developers Common Ground and the Actors Fund knew good design was vital to winning local support. They interviewed top architects, and in a sign of growing interest in affordable housing, nearly all of them expressed interest. “I was even worried if they were going to take my call,” says Nadine Maleh, Common Ground’s director of design and construction. The developers chose Polshek Partnership, a New York firm known for high-profile projects such as the Clinton Presidential Library in Little Rock, Ark., and the new planetarium building in New York’s Museum of Natural History. Polshek’s design — which has a glass façade and a rooftop garden — is meant to fit in with the surrounding buildings. But the glass wall isn’t just for looks: Due to site restrictions, part of the project had to be built atop a subway tunnel, a complex engineering challenge. Instead of making the north wall out of heavy masonry, the architects used textured glass, which is lighter and allowed for less costly support trusses. “Constraints can be challenging, but they can provide opportunity,” says Polshek principal Susan Rodriguez. Polshek, like many prominent firms working in this field, charged a reduced fee.



Other facilities under construction

 * Brook Avenue (South Bronx; 190 units)
 * Cedarwoods (Willimantic, Connecticut; 70 units)
 * The Domenech (Brownsville, Brooklyn|Brownsville, Brooklyn; 72 units)
 * Hegeman Avenue (Brownsville, Brooklyn; 124 units)

Strategy
According to Common Ground their strategy has three components:

This model is commonly know is "housing first" (the idea that ending homelessness starts with sustainable shelter) and is supported and pioneered by the National Alliance to End Homelessness.
 * 1) Affordable Housing. Build and operate a range of housing options for homeless and low-income individuals – housing that is attractive, affordable, well managed, and linked to the services and support people need to rebuild their lives.
 * 2) Outreach. Identify and house the most vulnerable: those who have been homeless the longest, have the most disabling conditions, and are least likely to access housing resources. These individuals typically spend years cycling between emergency shelters, hospitals, and jails.
 * 3) Prevention. Strengthen communities and prevent homelessness by addressing the multiple factors that cause individuals and families to become homeless.

Founder Awards
The following awards were given to founder Rosanne Haggerty:


 * MacArthur Fellowship
 * Ashoka Fellowship

Organizational Awards

 * The Rudy Bruner Award for Urban Excellence
 * Peter Drucker Award for Non-Profit Innovation
 * World Habitat Award through the United Nations and Building and Social Housing Foundation

Organizational Accomplishments

 * $54 for a city shelter bed (as compared to $74 for a state prison cell, $164 for a city jail cell, $467 for a psychiatric bed, $1,185 for a hospital bed)
 * Street to Home program reduced street homelessness by 87% in the 20-block Times Square neighborhood, and by 43% in the surrounding 230 blocks of West Midtown (Common Ground is now responsible for securing homes for people living on the streets in all of Brooklyn, Queens, and midtown Manhattan.)

New Ventures and Goals

 * Veterans Transitional Residence on the Veterans Affairs’ Montrose campus in Westchester County, New York, provides homeless veterans with affordable housing, links to employment and physical and mental health services, and comprehensive support in establishing stable lives in the community.
 * Green Design Campaign, launched in 2007, incorporates environmentally sustainable materials and practices into the design, construction, operation, and maintenance of all our new residences.

Board Officers
Common Ground has 4 board officers:


 * Peter Ezersky (Chairman)


 * Rosanne Haggerty (President)


 * Jide J. Zeitlin (Treasury)


 * Bruce Angiolillo (Secretary)

Board Members
The following 8 people are Common Ground board members:
 * Ken Banta (Strategic Communications, Schering-Plough Corporation)
 * Bruce Brickman (President, Brickman Associates)
 * William E. Ford (President, General Atlantic LLC)
 * Tony Hannigan (Executive Director, Center for Urban Community Services)
 * Doug Lasdon (Founder & Executive Director, Urban Justice Center)
 * Rowan Murphy (Not-for-Profit Consultant)
 * James S. Rubin (Partner, One Equity Partners)
 * Ellen Taus (CFO, The Rockefeller Foundation)
 * Naomi Wolfensohn (Trustee, Wolfensohn Family Foundation)

Senior Management Team
The Common Ground Senior Management Team consists of 12 members (1 President, 1 Executive Director and 10 Directors).


 * Rosanne Haggerty (President)


 * Timothy Marx (Executive Director)


 * David Beer (Director, Real Estate Development)


 * Lyle Churchill (Director, External Affairs)


 * Greg Jackson (Director, Brownsville Partnership)


 * Becky Kanis (Director, Innovations)


 * Kara Mergl (Director, Research & Evaluations)


 * Amie Pospisil (Director, Outreach and Housing Placement)


 * Brenda Rosen (Director, Housing Operations)


 * Toby Sherman (Director, Human Resources)


 * Julie Van Dore (Director, Information Technology)