Social Housing Task Force — Portland, ME
Date: 2025-11-12
Time: 18:00

SOCIAL HOUSING TASK MEMBERS
 City Councilor Kate Sykes
FORCE City Councilor Sarah Michniewicz
 Paul Styslinger
Wednesday, November 12, 2025 at 6:00 Bill Stauffer
 Jason Spector
PM Catherine Buxton
Portland City Hall Basement, Room 24 Wendy Cherubini
Kippy Richardson Room Cullen Ryan
 Matthew Peters
 Kristin Leffler
 Jon Fetherston
 Jonathan Culley
 Tim Wells




The Social Housing Task Force will conduct this meeting in-person. If you are not able to attend in person, a
recording will be available in the Agenda Center following the meeting.

PUBLIC COMMENT INFORMATION:
To submit written public comment on an agenda item, email socialhousingtaskforce@portlandmaine.gov.
Submissions must be received by 12:00 pm the day before the Social Housing Task Force meeting to guarantee
their inclusion in the agenda packet. All submissions must include the commenter's name and legal address. To
help ensure your comment is submitted for the correct item, please include the name of the agenda item (see
below).


AGENDA:

1. Review and Approve Minutes from the October 22, 2025 Meeting

 i. SHTF Draft Minutes of Meeting held on October 22, 2025
2. Administrative Updates, Announcements, etc.

 i. Draft 3.0 12-Month Work Plan Social Housing Task Force
 ii. Work Plan Scratch Pad
 Rough Financial Model for Potential Social Housing Approaches - Presented by Matt
3.
 Peters

4. Discussion




 1

SOCIAL HOUSING TASK MEMBERS
 City Councilor Kate Sykes
FORCE City Councilor Sarah Michniewicz
 Paul Styslinger
Wednesday, November 12, 2025 at 6:00 Bill Stauffer
 Jason Spector
PM Catherine Buxton
Portland City Hall Basement, Room 24 Wendy Cherubini
Kippy Richardson Room Cullen Ryan
 Matthew Peters
 Kristin Leffler
 Jon Fetherston
 Jonathan Culley
 Tim Wells




The Social Housing Task Force will conduct this meeting in-person. If you are not able to attend in person, a
recording will be available in the Agenda Center following the meeting.

PUBLIC COMMENT INFORMATION:
To submit written public comment on an agenda item, email socialhousingtaskforce@portlandmaine.gov.
Submissions must be received by 12:00 pm the day before the Social Housing Task Force meeting to guarantee
their inclusion in the agenda packet. All submissions must include the commenter's name and legal address. To
help ensure your comment is submitted for the correct item, please include the name of the agenda item (see
below).


AGENDA:

1. Review and Approve Minutes from the October 22, 2025 Meeting

 i. SHTF Draft Minutes of Meeting held on October 22, 2025
2. Administrative Updates, Announcements, etc.

 i. Draft 3.0 12-Month Work Plan Social Housing Task Force
 ii. Work Plan Scratch Pad
 Rough Financial Model for Potential Social Housing Approaches - Presented by Matt
3.
 Peters

4. Discussion




 1

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Social Housing Task Force Minutes of Business Meeting held October 22, 2025 at 6:00 pm

Recording of meeting is posted here. These Minutes provide a record of those in attendance, general discussion taking
place, and motions made. Please refer to the recording for discussion details.

In attendance:

City Councilor Kate Sykes – Co-Chair
City Councilor Sarah Michniewicz
Paul Styslinger
Bill Stauffer
Jason Spector
Catherine Buxton
Wendy Cherubini
Cullen Ryan
Matt Peters
Kristin Leffler
Jon Fetherston – Co-Chair
Jonathan Culley
Tim Wells

Greg Watson, Director of City’s Housing and Economic Development Department
Mary Davis, Division Director, City’s Housing and Community Development Division
Christian Roadman, GPCOG, Senior Planner
Kali Loughlin, GPCOG Sustainability
The meeting opened with review and approval of the minutes from September 24, 2025. (Wendy Cherubini moved for
approval, seconded by Cullen Ryan). The minutes were approved unanimously.
Mary Davis told the group about the City’s remote meeting policy. The group then voted unanimously to adopt the
policy (moved by Chair Fetherston, seconded by Jonathan Culley).
Next Christian Roadman discussed participant stipends which were part of the grant funding awarded to GPCOG to
provide administrative support to the task force. Christian asked the members to contact him separately if they wanted
to accept or opt out of receiving the stipend. Councilors Sykes and Michniewicz both opted out during the meeting.
Christian indicated that the group would be continuing to discuss the path forward and referred to the matrix and
resources included in the agenda packet. Councilor Sykes indicated that the revised work plan was not included in the
packet and Christian indicated he would forward it along to the members.
Councilor Sykes then led the members through a discussion of thoughts on the path forward. This included: the logistics
of starting a new program within City Hall or under an existing housing partner; creating a replicable model; rental vs.
homeownership; creating a model that is not reliant on federal funding and does not compete for the funding currently
available (Low Income Housing Tax Credits, for example); who is not being served under current financing programs;
potential for a permanent funding stream (bonding, City’s Capital Improvement Program or CIP, etc.):and, reconsidering
the meaning of public infrastructure to include housing. Members expressed interest in a variety of potential
approaches and priorities.
As a summary, Christian identified three potential priorities discussed at the meeting, each of which interacts with or
impacts one another: (1) sustainability of the model; (2) price impact on the housing ecosystem; and (3) affordability
targeting certain income levels. Additional discussion followed, with the group indicating inclination to prioritize mixed-
income, mixed-unit size development, as well as a sustainable funding stream. Specific ranges and percentages of
targeted incomes were discussed, from 60% to 120%, with 80% AMI the primary focus. However, the group also
discussed that “new income bands” – 70% or 90% AMI – could be an option and may serve the community well.



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Jonathan Culley volunteered to develop rough financial models for potential projects, including different assumptions
and income mixes, for the group to discuss at the next meeting.
The task force identified Wednesday, November 12 as the date of its next business meeting, and Wednesday, November
5 or Wednesday, November 19 as potential (optional) remote education sessions. The group identified topics of interest
regarding bonds, bonding, and municipal finance. Staff agreed to pursue speakers on these topics.
The meeting adjourned at 7:48 pm (moved by Tim Wells, seconded by Jonathan Culley, with unanimous approval).




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**Draft 3.0** Social Housing Task Force 12-Month Work Plan

The Social Housing Task Force has been charged by the City Council with evaluating Portland’s current
housing production landscape, studying models of social housing from across the country, and
developing actionable recommendations to expand housing opportunities for all residents. This draft
work plan outlines a flexible 12-month timeline designed to balance education, analysis, and
collaborative planning. It reflects the priorities set by the Council’s resolution, the expertise within the
task force, and our shared goal of producing a realistic, actionable strategy that can lead to
implementation, including the potential development of a pilot project.

The plan assumes two meetings per month:

 • One business meeting for decision-making, planning, and coordination
 • One educational session with guest speakers, workshops, community engagement, or technical
 briefings (to be recorded for those who cannot attend)

This framework is intended to guide our work while leaving space for task force members to shape
priorities, contribute research, and propose additional topics as needed.




 Educational Session / Assignments &
Month Focus Area Business Meeting
 Guest Speaker Deliverables
 Members review
 provided studies
 Establish baseline and submit any
 understanding of addi�onal
 Portland’s current housing ar�cles/resources.
 GPCOG/City Staff from
 production systems. Build consensus on
Sept Overview & Planning and HED. Furman
 Review permitting, what deﬁnes social
2025 Context Center academics, or other
 financing, and housing (e.g.,
 outside experts.
 development pipelines. permanent
 Review Social Housing aﬀordability, mixed
 landscape. income
 communi�es,
 resident control).
 Produce
 comparative report
 outlining
 Invite experts/social
 Identify relevant models to opportunities and
Oct National Social housing developers to
 evaluate for Portland’s risks of each model,
2025 Housing Models discuss comparative
 context. Members select 1–
 frameworks.
 2 models for
 deeper dive
 summaries.
Nov Stakeholder Identify external partners Panel: PHA, MaineHousing, Assignment: Create
2026 Mapping (PHA, MaineHousing, local Affordable housing a matrix mapping




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 Educational Session / Assignments &
Month Focus Area Business Meeting
 Guest Speaker Deliverables
 developers) and their roles developers discuss their stakeholder roles,
 in housing delivery. pipelines, challenges and capacities, and
 authority. opportunities for
 alignment as well
 as gaps.
 Assignment:
 Evaluate insurance, Invite housing finance legal
 Members
Dec Risk & Legal liability, and financing counsel to discuss Maine
 collaborate on a
2025 Structures structures for municipal- statutory
 legal gap analysis
 led housing projects. constraints/opportunities.
 with staff support.
 Explore how other Staff memo on
 Incorporation and Invite Seattle Public
 municipalities structure Portland’s legal
Jan Governance of Development Authority /
 public developers, build framework for
2026 Public Developer Montgomery HOC or other
 internal expertise, and establishing a
 Models leaders in this area.
 manage risk. public developer.
Feb
 TBD TBD TBD TBD
2026
 Identify candidates
 for pilot sites for
 Speaker City on current
 Review public and city- potential social
 land holdings, zoning rules,
 owned parcels (existing housing projects.
 and processes. Invite other
Mar Feasibility/Land and potential). Identify analyze potential
 experts on innovative
2026 Use Policy redevelopment sites and strategies for
 municipal land banking
 zoning leveraging public
 approaches (e.g., Austin,
 constraints/opportunities. land and expanding
 Denver).
 Portland’s land
 banking authority.
 Members research
 Explore long-term Invite experts from asset management
 feasibility of social housing Montgomery County HOC, prac�ces; dra�
Apr Property/Asset through property/asset Vienna, or coopera�ve framework for
2026 Management management, governance housing managers to Portland’s public
 models, and reserve discuss mature asset developer model;
 planning. management systems. iden�fy risks if
 underdeveloped.
 Examine pathways for GPCOG: Dra�
 ensuring permanent outreach materials
 Tenant Voice & Host Community Forum to
 affordability and in partnership with
 Resident Control + report back to the public
May democratic governance. City. Facilitate
 Community Forum on findings and gather
2026 Invite experts from forum. Synthesize
 to Gather Public input through breakout
 cooperative housing and community
 Input sessions.
 Community Land Trust feedback into a
 models. post-event report.




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 Educational Session / Assignments &
Month Focus Area Business Meeting
 Guest Speaker Deliverables
 Deliverable: Draft
 outline of pilot
 Develop framework for an project concepts,
 Actionable initial pilot social housing Panel of developers on including financing
Jun
 Strategies & Pilot project with financial practical implementation pathway and site
2026
 Project Scoping feasibility, governance, and and timelines. options.
 land identified. Incorporate public
 input from May
 Community Forum
 Assignment:
 Consolidate findings from
Jul Drafting GPCOG facilitates report Members draft
 the year into a preliminary
2026 Recommendations synthesis workshop. sections/submit
 report to Council.
 feedback.
 Deliverable: Final
 Final Report Public listening
 Finalize report, including report and
Aug Preparation + session/open house to
 policy recommendations implementation
2026 Public Listening build awareness and
 and pilot project proposals. roadmap submitted
 Session community support.
 to Council.




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Social Housing Task Force Work Plan (Scratch Pad)

This draft is meant as a working outline for the co-chairs and Task Force members. It draws
from the Council resolution, ongoing discussions, and the 12- month plan. Each month includes
broad goals, likely discussion topics, and possible educational directions; details can be added
or shifted as the work evolves.

September 2025 – Overview & Context

 • Business Meeting: Establish baseline understanding of Portland’s housing production
 systems, including permitting, financing, and development pipelines. Review early
 definitions of social housing.
 • Educational Session: GPCOG and City Planning/HED staff provide overview of housing
 production system regionally and in Portland; share relevant national framing.
 • Assignments: Members review provided studies, submit additional resources, and work
 toward consensus on core characteristics of social housing that could work locally.

October 2025 – National Social Housing Models

 • Business Meeting: Identify and discuss relevant social housing models that could apply
 in Portland.
 • Educational Session: Invite practitioners or scholars of Seattle, Montgomery County, or
 other comparative models.
 • Assignments: Members produce short summaries on selected models; group drafts a
 comparative overview of risks and opportunities.

November 2025 – Stakeholder Mapping

 • Business Meeting: Map current housing actors (PHA, MaineHousing, nonprofit
 developers, private sector). Clarify where gaps exist.
 • Educational Session: Panel with MaineHousing, PHA, and developers on their pipelines
 and constraints.
 • Assignments: Create a stakeholder matrix identifying capacities and potential
 alignment.

December 2025 – Risk & Legal Structures

 • Business Meeting: Evaluate legal, liability, and financing risks of city-led development.
 • Educational Session: Invite housing finance legal counsel or state experts on statutory
 authority.
 • Assignments: Develop a preliminary legal gap analysis with staff support.




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January 2026 – Incorporation & Governance of Public Developers

 • Business Meeting: Discuss what it would mean for Portland to incorporate as a public
 developer; what skills and staffing would be required.
 • Educational Session: Invite Seattle PDA or Montgomery County HOC leaders to explain
 their governance frameworks.
 • Assignments: Staff prepare memo on Portland’s legal authority to establish a public
 developer.

February 2026 – Flex Month

 • No set topic; allows catch-up, adjustments, or new issues.

March 2026 – Feasibility & Land Use Policy

 • Business Meeting: Review city-owned parcels and land bank practices. Discuss potential
 redevelopment sites and zoning constraints.
 • Educational Session: Presentation from City staff; invite experts from Austin, Denver, or
 other land-banking innovators.
 • Assignments: Identify candidate pilot sites; analyze strategies for leveraging public land.

April 2026 – Property & Asset Management

 • Business Meeting: Explore how to ensure long-term viability of social housing projects
 through property and asset management.
 • Educational Session: Guest speakers from Montgomery County, Vienna, or cooperative
 housing providers to discuss mature asset management systems.
 • Assignments: Members research asset management practices; draft framework for
 embedding asset management into a Portland model.

May 2026 – Tenant Voice, Resident Control & Community Forum

 • Business Meeting: Explore democratic governance, cooperative housing, and CLT
 models.
 • Educational Session: Public community forum hosted by GPCOG and City, with breakout
 sessions to gather resident input.
 • Assignments: Draft outreach materials; synthesize public feedback into a report.

June 2026 – Actionable Strategies & Pilot Scoping

 • Business Meeting: Develop draft framework for an initial pilot project, including
 financing, governance, and site selection.
 • Educational Session: Panel with developers to assess implementation timelines.




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 • Assignments: Draft outline of pilot project concepts and incorporate public input from
 May.

July 2026 – Drafting Recommendations

 • Business Meeting: Consolidate findings into preliminary recommendations for Council.
 • Educational Session: Workshop facilitated by GPCOG to synthesize report sections.
 • Assignments: Members draft/report out assigned sections.

August 2026 – Final Report & Public Listening Session

 • Business Meeting: Finalize report, including policy recommendations and pilot
 proposals.
 • Educational Session: Hold a public open house/listening session to share draft
 recommendations.
 • Assignments: Deliver final report and implementation roadmap to Council.




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