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SOLUTIONS TO

HOMELESSNESS

Community Housing Partnership Annual Report 2011-2012


Mission Community Housing Partnership creates, implements and demonstrates solutions to homelessness by working in partnership with people in San Francisco who would otherwise be without a home. CHP develops and operates high quality permanent affordable housing, integrating optional support services, job training and community organizing. We strive to break the cycle of homelessness by strengthening community, encouraging self-determination and involving tenants in every aspect of the organization.

Board of Directors Ramie Dare, President Sean Charpentier, Vice President Steve Bowdry, Treasurer Jackie Jenks, Secretary

“After my training, I hope to be an administrative assistant in a doctor’s office. After that, the sky’s the limit!” – Virgil, 2012 Desk Clerk Training Program Graduate

Lydia Heather Blumberg Michael Gause Sarah Karlinsky Keith Kemp David Elliott Lewis Joel Lipski Gregg Miller Ali Riker Michael Santero Chuck Turner Nicolaas de Ruijg Steve Wolmark Malcolm Yeung


This past fiscal year at Community Housing Partnership (CHP) we celebrated many organizational accomplishments. As you will read about in this report, our accomplishments include the following: developing and fully leasing the Drs. Julian and Raye Richardson Apartments, merging our services and administrative offices to one Central Office, enhancing our children’s programming and increasing growth in Solutions SF Lobby Business line. These developments are indicators of CHP’s dynamic and innovative vision toward the future. We are here to enhance the lives of formerly homeless people, and over the next few years we plan to increase our impact. We believe in the importance of collaboration. CHP works in partnership with our tenants, service providers, corporations, government officials, individuals and the community at-large, in order to enhance and develop services needed to fully achieve our mission and create real change in our community. We are thankful to all of our collaborators and donors, who make the work we do more efficient, effective and impactful. Take a few minutes to view those who supported our work this fiscal year on the last few pages of this annual report. CHP staff worked extremely hard this year to achieve departmental and agency goals. Community Housing Partnership’s staff voice opinions as they work for change, and bring energy, passion, creativity and commitment to everything they do. The staff members and their partnerships with our tenants are the reason that CHP’s work is a solution to homelessness.

I am honored to be a part of Community Housing Partnership, an organization that is engrained in the San Francisco community, and I hope you feel the same. Building Together,

Gail Gilman Executive Director

letter from the executive director

Dear Supporters and Partners,


kevin’s story

Kevin worked hard all of his life to achieve his goal of becoming a professor of anthropology. While highly successful in the classroom, Kevin was also fighting a longstanding battle with his depression. To try to manage his symptoms, he began experimenting with crystal meth. At first the drug made him feel temporarily less depressed, but the crash afterwards caused even more debilitating feelings of depression. Kevin found himself addicted, using more and more crystal meth to avoid the crash. Kevin’s life became a downward spiral: he went from professor, to prison, to homeless and on the streets. Kevin was able to find a home at one of Community Housing Partnership’s supportive housing buildings in San Francisco. With his most basic needs met, Kevin began to see a different future for himself and recognized that getting support around his addiction was the key to sustaining the positive changes he was already making. At a community meeting in his building, Kevin heard one of CHP’s Treatment And Supportive Housing (TASH) Treatment Coordinators give a presentation explaining how the program is specifically designed to support tenants living in supportive housing with wellness and recovery goals targeting substance use. Kevin was skeptical at first. He had tried twelve-step programs in the past and hadn’t found them helpful. Kevin wasn’t sure that this program would be any different.

However, after attending just the first group session, he recognized that this program was right for him. The TASH Treatment Coordinators were welcoming and encouraging of any and all positive changes participants made towards their goals. If Kevin missed a group session, TASH staff reached out to check in on him. Kevin found community with other supportive housing tenants working on addressing their substance use issues. In January of 2012, after spending six months attending group sessions three days a week, Kevin graduated from TASH. Even Caleb, his loyal dog who attended the sessions alongside his master, received a certificate of graduation! The TASH program model of harm reduction supported Kevin in achieving his goals around substance use. Once he got his substance use under control, Kevin was able to resolve his remaining legal issues, host a well-received art show at a local coffee house, and even support others as a TASH Peer Mentor. Kevin plans to teach again at the university level and to offer free classes in the Tenderloin. According to Kevin, his road to recovery started with Community Housing Partnership and with TASH.


“The TASH Peer Mentor group has been the main focus of my structured activity. I appreciate the staff’s confidence in us with our ability to perform tasks and fulfill responsibilities. It was fun and Caleb, my dog, had a good time too!” – Kevin, TASH Graduate and Mentor


“If you see me walking down the street, you can tell I have a job!”

– Patricia, Solutions SF Employee


Highlights from the 2011-2012 fiscal year include: • Solutions SF employed a total of 95 people. • The Lobby Services business doubled the number of buildings served, from 10 to 20. • The Lobby Services business offered benefits to 33% of our employees; our goal is to reach 50% by 2015. • 95% of Solutions SF employees have direct deposit or a Community Financial Resources bank card • 100% of Solutions SF employees are enrolled in health care benefits.

solutions sf

Solutions SF, CHP’s social enterprise, combines outstanding lobby services with ongoing support and training as employees transition into the workplace and continue their success. Nearly 100% of Solutions SF employees have previously experienced homelessness and are returning to the workforce upon obtaining housing. Solutions SF provides employees short-term employment for up to 18 months. Solutions SF acts as an on-call staffing provider, filling property management staffing and services demand. Solutions SF offers their customers quality service with a social benefit.


pathway services: employment and training

Our integrated Employment and Training Programs result in a 75% job placement rate for graduates.

“After Housing, it [Employment and Training] is the piece that starts to make the puzzle whole.” – Azizi Gupton, Employment Counselor

Community Housing Partnership’s Employment and Training Programs offer residents of supportive housing a continuum of services that include the following: pre-employment counseling, classroom-based instruction, on-the-job training, job search assistance and post-placement retention support. Programs include a ten-week, paid on-the-job janitorial and maintenance training program, a ten-week paid on-the-job deskclerk training program, an eightweek Recycling and Environmental Awareness Program (REAP) and a Job Readiness Workshop Series. Each provides participants, formerly homeless individuals, with the support, knowledge and confidence to enter or reenter the workforce.

Individuals who graduate from our employment and training program enter employment in one of these three sectors: Property Management, Hospitality/Food Service or Greening/ Waste Management. 2011-2012 fiscal year outcomes for Employment and Training Programs include: • Successfully graduated an impressive 72% of students who enrolled in our training programs and 75% have now been hired in permanent employment. • 225 supportive housing tenants received vocational, educational, training and/or employment services. • Diverted 1,031 tons of waste through the education and outreach efforts by 21 REAP Interns. • 100% increase in enrollment and completions for the Job Readiness Workshop Series.

“CHP keeps me motivated and focused on my goals. This time next year, I plan to have a stable job and my own place.” – Maurice, 2012 REAP Graduate


Kelly Meehan, CHP’s Employment and Training Supervisor, teaching the Recycling and Environmental Awareness Program curriculum to participants


“This program saved my life!” – Roylen, TASH Peer Mentor


Daniel Mendez Jr. CHP’s TASH Counselor (Center) works with TASH Graduate Mentors

2011-2012 fiscal year outcomes for Tenant Services Programs include: • 99% of tenants maintained their housing for a minimum of 12 months. • 89% of tenants participated in community events or were involved in their building’s Tenant Council. • 95% of tenants whose behavior indicated a substance abuse, mental health, or other issue placing their housing in jeopardy received on-site services and/or referrals to other agencies. • 128 tenants were engaged in ICM services and 98% of tenants referred to an ICM engaged in services. • 100% of our families with dependent youth were engaged in services and 87% of our youth were engaged in services. • TASH program reduced psychiatric hospitalizations by 63% through stabilizing mental health crises.

pathway services: building based programs

CHP’s model of pairing tenant services with permanent supportive housing is a proven method for success. Our building-based programs include: Tenant Services, Intensive Case Management (ICM), Treatment And Supportive Housing (TASH) and Youth and Family Services. CHP provides resources to sustain tenants in their housing, help them to lead healthy lives, and obtain life-skills training. Through service plans, building activities, individualized counseling and case management, tenants are able to successfully engage in their community.


housing development

Housing Development at CHP creates new housing units, undertakes rehabilitation projects of existing CHP buildings, and purchases and renovates existing buildings. Housing Development focuses on developing, maintaining, and enhancing our long term assets so that they best serve our tenants and the community. Housing Development staff at CHP work closely with the Property Management and Pathway Services departments to ensure all CHP buildings provide the highest quality of supportive housing. The past fiscal year was the busiest in CHP’s history for Housing Development, with construction starting on two projects, doors opening on one project and another project moving towards construction. Drs. Julian & Raye Richardson Apartments, CHP’s newest building, opened its doors in September 2011, and by the end of the year, it was fully leased-up with 120 formerly homeless individuals. The building has since won numerous awards for design and programmatic excellence, including the HUD Secretary’s Award for Excellence in Affordable Design and was recently featured in The New York Times on high-quality affordable housing. The Edward II project involved extensive community outreach work, which paid off in October 2011 when the San Francisco Board of Supervisors approved the zoning changes necessary to allow this project to move forward. This project involves converting an existing inn in the Marina district into 24 units

of housing for Transition Age Youth. CHP enlisted the expertise of Larkin Street Youth Services to provide supportive services to this specialized population. In January 2012, construction began on the Rene Cazenave Apartments (RCA), named in memory of a founding CHP board member. The first building of any type under construction in the Transbay redevelopment area, RCA will provide homes to 120 tenants when it is completed in early 2014. Cambridge Apartments was acquired by CHP in March 2012 after providing property management and tenant services there for over three years. CHP immediately began work to rehabilitate and upgrade the building for 60 single adult residents. Housing Development worked closely with the existing tenants to design the building improvements. Kitchenettes are currently being added to all units, and offices and community spaces will be consolidated on the ground floor. Over the past year, CHP’s Housing Development team has continued to pursue opportunities to rehabilitate CHP’s portfolio of older buildings. While public funds for new projects have been scarce as the state recovers from the economic recession, CHP is exploring creative methods to finance improvements to the San Cristina and Iroquois. CHP anticipates future development opportunities, including the reconstruction of Treasure Island.


“I’m the happiest I’ve been since the day I was born.” – Roman, CHP Tenant


“I thrive the most when I’m really engaged!” – 2011 CHOP Intern


2011-2012 fiscal year accomplishments include: • Graduated 24 community members from our We Are All Organizers Training Program. • Maintained a large communitylabor coalition to safeguard the city’s healthcare system. • Surveyed over 556 community members on policy priorities, which helped set an advocacy agenda at our Community Convening. • Advocated for the approval of the Edward II project which will result in 24 new homes for Transition Age Youth in the Marina District. • Conducted community education and outreach around the rights of formerly incarcerated community members to vote.

civic engagement: the community housing organizing project

The Community Housing Organizing Project (CHOP) works with our allies to create new solutions and policies that advance our mission, promote social justice, and organize aroundmission related issues that include: affordable housing, health care, living wage jobs and safe communities. The CHOP program has an internship component, We Are All Organizers, which educates and trains tenants of affordable housing in civic engagement.


finance

Revenue and Expenses Fiscal Year July 2011-June 2012 (Preliminary and Unaudited)

2012 REVENUE Rental Income $6,180,006 Government Grants and Contracts $4,072,299 Management Fees $3,657,306 Foundation Grants $252,983 Corporate and Individual Donations $140,515 Other $147,726 TOTAL $14,450,834

2012 EXPENSES Property Management $7,703,330 Administration and Management $1,697,341 Workforce Development $813,722 Housing Development $385,960 Tenant Support Services $264,220 Fundraising $150,854 TOTAL $14,450,835


ORGANIZATION DONORS

Amnesia Bank of America Barcelon + Jang Architecture /Urban Planning Bhatia Associates Brayer Electric Cahill Contractors California Housing Partnership Corporation CAN Insurance Citi Commercial Energy of California Community Economics, Inc. CompassPoint David Baker + Partners Architects Delivering Innovation In Supportive Housing (DISH) Economic Development Assistance Corporation Elinor Smith Charitable Trust Elizabeth McLachlan Consulting Enterprise Community Partners Everest Waterproofing & Restoration

Falcon Industrial Supply Farallone Pacific Insurance Services Farella Braun + Martel LLP Fine Line Construction Geary Garage Assoc. Girl Scouts of Northern CA Troop #32805 Golden Gate Office Solutions Goldfarb & Lipman Greenbelt Alliance Gubb & Barshay James E. RobertsObayashi Corp. JP Morgan Chase Law Offices of Michael Rossoff Leddy Maytum Stacy Architects Left Coast Communications Lennar Urban Lindquist, Von Husen & Joyce, LLP Matarozzi/Pelsinger Builders, Inc.

McCormack Baron Ragan Mercy Housing California Merritt Community Capital Mock/Wallace Architects MSM Inc. National Equity Fund Northern California Carpenters Regional Council Northern California Community Loan Fund Okamoto Saijo Architecture Paragon Real Estate Group Peerless General Supply Pillsbury Winthrop Shaw Pittman LLP Raymond James Tax Credit Funds, Inc. REDF REM Boiler & Plumbing Saida+Sullivan Design Partners The San Francisco Foundation Sephora Silicon Valley Bank SKS Investments Sleep Tight

CHP’s Staff Thanks YOU for your support! CHP has a staff of more than 270 individuals, half of whom were once homeless. Our staff members appreciate your support and collaboration with Community Housing Partnership!

Azizi Gupton

Employment Counselor


Iesha Fraser

Lobby Services Supervisor, Solutions SF

AEG Live Anthony’s Cookies Beach Blanket Babylon Berkeley Repertory Theatre Bottle Cap Brayer Electric Cabot Creamery Campanula Canela Casa Sanchez Chef’s Warehouse Ciao Bella Cumaica Coffee David Baker + Partners Architects Dobbs Ferry Dr. Laura Lawson, DDS Food Should Taste Good Galaxy Desserts Gordon Biersch Greenleaf Hayes & Kebab Hot Cookie Izze La Mediterranee

Gabriela Moreno-Kroncke INTENSIVE CASE MANAGER

Leslie Goldberg - Hazel’s Kitchen Limo Noir Lines Ballet Marcus Bookstores Maureen Futtner & Associates Ms. D’s Catering San Francisco International Film Festival Sephora Slim’s Stephen Vincent Wines Sukhi’s Gourmet Indian Foods Supperclub The Hess Collection The Rrazz Room Winslow & Associates Morgan, Lewis & Bockius LLP Pillsbury Winthrop Shaw Pittman LLP FineLine Construction

Vanessa Brown

INTENSIVE CASE MANAGER

organization and in kind donors

In KIND DONORS Smart Plumbing & Drain TICD (Treasure Island Community Development) Treasure Island Homeless Development Initiative Tenderloin Neighborhood Development Corporation Toolworks TPG Capital TRI Commercial Real Estate U.S. Bank United Way Bay Area Wells Fargo Wired Communications Xantrion Zhong Flooring


individual DONORS

donors

Kara Alba Annika Avila Deborah Balestier Carol Bayley Noel & Russell Bayley Amy Beinart Denise Berger Ray Bernstein Andy Beyer Nishan Bhaumik Marke Bieschke Natalie Bonnewit Pati Boyle James Breitenstein Vanessa Brown Eric Brown Molly Lazarus & Craig Burke Rebecca Burns Dorothy Cain Rhonda Campbell Phillipe Carlon Mary Cavanagh Gilbert Chan Malcolm Chao Linda Chao Michael Chao

Renee Charnas Sean Charpentier Hope Chavalier Corey Cheatham Teri Chen Megan Keane & Nevin Cheung Harry Chuck Ira & Ann Cohen Thomas Colegrove Juanita Contreras Ayesha Cope Kim Coshnear Matt Cottrill Devin Crain Janet Cusick Ramie Dare Nicolaas de Ruijg Anne Dudley Nick Dumitriu John Duran Glen Durmas Karin Eklund David Ellington Neil Elliott Don Falk Richard Flanagan

Eliana Frank Jeffrey & Linda Franklin Joyce Gibson Gail Gilman & Larry Zientarski Gail Goldman Brad Gunkel Neha Gupta Don Gutierez John Hamilton Robert Hartowski Gina Heliotes Leigh Peake & Hershey Hirschkop Camille Hoffman Theresa Howe Maki Ishihara Emily Jarosz Carla Javits Norbert Jaworski Colleen Jeffers Bernadette Jiminez Linsley Johnson Sarah Karlinsky & Matthew Zapruder Dennis Keane Sean Keane

CHP’s Participants Thank YOU for your support! Community Housing Partnership provides a wide range of services to over 2,000 individuals each year. Our program participants and tenants appreciate your support and collaboration with Community Housing Partnership! Yolanda

CHP PARTICIPANT


Molly Keane Tom & Rachel Kellerman Janet Kent David Knego Gary Koenig Jeffrey Kohler & Trey Alonso Thomas Kroncke Joseph LaTorre Stephanie & Albert C. Lasher Michael Greene & D.R. Latimer Annie Lau Justine Lauderback John Laws Joel and Loris Lipski David Loeb Shirley Long Kathie Lowry Kevin Lui Allen Lui Melissa Lukin Geoff & Randee MacDonald Dean Mathiowetz Tracy McCray Nyesha Meeks Elettra Meeks Cheryl & Richard Mendonsa Ezra & Carol Ann Mersey

Steven

CHP PARTICIPANT

Giuliana Milanese Suzanne Miller Ann Millican Rodney Mitchell Jose Moreno William Mounsey Christian Nelson Heyah Ohm Lester Olmstead-Rose Elizabeth Orlin Rayma Osby Dorothy & Michael Papo Joel Papo Sharon Papo Dorothy Papo Rann Parker Doug Paxton Linda Pierce Jonas Puceta Marjorie Quant Patricia Quant Brian Quinn Kathryn Reuter Jonathan Reynolds Catherine Riguero Alissa Riker Eric Roberts

Virgil

CHP PARTICIPANT

Kathleen Robinson Joyce Rodriguez Marcia Rosen Maggi Rubenstein Daniel McDonald & Martha Ryan Maryann Sargent Marvin & Jane Schnur Elizabeth Seifel Kevin Sharps Carole & Douglas Sheft Laura Shipman Rachel Small Luke Smith Lucia & Peter Sommers Zeke Weiner & Claudia Stillwell Anthony Sumpter Ronald & Rita Tikofsky Claudia Tirado Anne Torney Andrew Grzeskowiak & Roberta Tracy Marc Trotz Robert Valentine Patrick Valentino Nancy Valerio-Betkowski

Brian

CHP PARTICIPANT


donors continued

Sarah Van Patten Ruth and Gerald Vurek Cynthia Weber Calvin Welch Diane Wilsey Lynne Winslow Delene Wolf & Tom Murray Julia Young Assad Zamani Sara Zamani

VOLUNTEERS

Simon Bannister Cantor Sharon Bernstein Anne Bluethenthal Lydia Heather Blumberg Steve Bowdry Ron Bullen Scott Castillo Phillip Cha Sean Charpentier Steven Chiv Sonia Chowdhary Clairdee Art Clarke Ramie Dare Jana Drakka Kevin Drew Chris Espicha Michael Fields Michael Gause Jean Green Cara Gurney Natasha Hanley Clare Hollander Jackie Jencks Maurice Johnson Sarah Karlinsky Keith Kemp

Alexa Kielty Tracy King Jane Lev David Elliott Lewis Joel Lipski Joyce Luu Melissa MacDonald Gregg Miller Katie Moran Steve Morozumi Peter Munks Ali Riker Nicolaas de Ruijg Caitlin Sanders Michael Santero Jeffrey Scheider Michael Gene Sullivan Keira Tang SOLVE team Richard To Chuck Turner Tarveen Virdee Yoland Webb Steve Wolmark Elbert Yee

CHP’s Participants Thank YOU for your support! Thanks to your support, CHP’s housing and programs create pathways for individuals to obtain their life goals and dreams! Roylen

CHP PARTICIPANT

Raymond

CHP PARTICIPANT


donors and volunteers

Royal

CHP PARTICIPANT

Patricia

CHP PARTICIPANT

Maurice

CHP PARTICIPANT


www.chp-sf.org

Invest With Us Today! Invest online www.chp-sf.org Invest by mail 20 Jones Street, Suite 200, San Francisco, CA 94102 Invest by phone 415.852.5300 Thank you for your investment! GRAPHIC Design: BEVERLY PATTERSON DESIGN Main photography: Simon Bannister/imotion photos


Annual Report, Solutions to Homelessness