Social Housing Task Force — Portland, ME
Date: 2026-03-11
Time: 18:00

SOCIAL HOUSING TASK MEMBERS
 City Councilor Kate Sykes, Co-Chair
FORCE City Councilor Sarah Michniewicz
 Paul Styslinger
Wednesday, March 11, 2026 at 6:00 PM Bill Stauffer
 Jason Spector
City Hall Basement Room 24 Kippy Catherine Buxton
Richardson Room Wendy Cherubini
 Cullen Ryan
 Matthew Peters
 Kristin Leffler
 Jon Fetherston, Co-Chair
 Jonathan Culley
 Tim Wells




The Social Housing Task Force will conduct this meeting in person. The members will break into working
groups in order to focus on specific topic areas. As a result of the meeting format, there will be no meeting
recording. Written notes from each working group will be incorporated into the minutes of the meeting, which
will be posted in the Agenda Center.

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 February 11, 2026 Meeting

 i. Draft Minutes from the February 11, 2026, Meeting
2. Administrative Updates, Announcements, etc., as needed

 i. Resolve 7-24/25 Resolution Calling For The Establishment Of A Task Force On Social
 Housing
3. Working Group Exercise Led by Paul Styslinger




 1

SOCIAL HOUSING TASK MEMBERS
 City Councilor Kate Sykes, Co-Chair
FORCE City Councilor Sarah Michniewicz
 Paul Styslinger
Wednesday, March 11, 2026 at 6:00 PM Bill Stauffer
 Jason Spector
City Hall Basement Room 24 Kippy Catherine Buxton
Richardson Room Wendy Cherubini
 Cullen Ryan
 Matthew Peters
 Kristin Leffler
 Jon Fetherston, Co-Chair
 Jonathan Culley
 Tim Wells




The Social Housing Task Force will conduct this meeting in person. The members will break into working
groups in order to focus on specific topic areas. As a result of the meeting format, there will be no meeting
recording. Written notes from each working group will be incorporated into the minutes of the meeting, which
will be posted in the Agenda Center.

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 February 11, 2026 Meeting

 i. Draft Minutes from the February 11, 2026, Meeting
2. Administrative Updates, Announcements, etc., as needed

 i. Resolve 7-24/25 Resolution Calling For The Establishment Of A Task Force On Social
 Housing
3. Working Group Exercise Led by Paul Styslinger




 1

 Page 1
Social Housing Task Force Minutes of Business Meeting held February 11, 2026 at 6:00 pm

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

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

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

The meeting started at approximately 6:03 PM. It opened with approval of the minutes from January 14, 2026 (moved
by Jonathan Culley, seconded by Bill Stauffer, with unanimous approval).

Wendy Cherubini noted that the task force should take a look at the council order which formed it, to illustrate what
progress has been made and identify work that still may need to occur.

Christian Roadman presented a summary of feedback collected by a survey of task force members. Chair Sykes offered
her perspective and led a discussion about the responses, takeaways, and paths forward.

Paul Styslinger summarized that, generally, the group is interested in establishing City influence in housing development,
City equity in that housing in some form, long-term fiscal sustainability in some way, and either projects targeted at
100% AMI or any AMI.

Discussion moved to the January 28 remote educational session featuring Portland Housing Authority (PHA). Chair Sykes
summarized the meeting as establishing a strong potential for a better partnership between PHA and the City of
Portland. The group discussed potential advantages of partnering with PHA, including a level of remove from
developer/approver conflicts, PHA’s experience and varied project structure, and their capacity for property
management and work with Section 8. The group discussed how a partnership could advance.

Mary Davis provided an update on the City-owned properties list she presented at the last meeting, noting that
Jonathan Culley whittled the list down to about eight that he found promising. She noted that she worked to determine
the approximate development capacity of each, but also that some of the largest parcels near the airport may be subject
to conservation easements and hold wetlands; those may not be good candidates for development. The group discussed
opportunities and challenges.

The group then discussed next steps and future meetings, including the potential for establishing working groups
dedicated to particular topics and another meeting with PHA.




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The meeting adjourned at approximately 7:46 pm (moved by Tim Wells, seconded by Catherine Buxton, with unanimous
approval).




 Page 3
 Resolve 7-24/25 Passage: 7-0, as amended on 3/17/2025 (Councilor Sykes & Mayor Dion
 Absent)
 Effective 3/27/2025
 The following amendments were voted on:
 Motion to amend, amendment titled “Pelletier #1”, Passed 7-0 on 3/217/25

 Motion to amend from the floor by Councilor Fournier, Amendment: Adding to the first Be it
 further resolved section, which has the makeup of the task force to amend: "At least 2 members
 of the community with lived experience navigating the challenging housing environment from
 underserved populations", Passed 7-0 on 3/17/25
MARK DION (MAYOR)
PIOUS ALI (A/L) CITY OF PORTLAND SARAH MICHNIEWICZ (1)
 WESLEY PELLETIER (2)
APRIL D. FOURNIER (A/L) IN THE CITY COUNCIL REGINA L. PHILLIPS (3)
BENJAMIN GRANT (A/L) ANNA BULLETT (4)
 KATE SYKES (5)




 RESOLUTION CALLING FOR THE ESTABLISHMENT OF A TASK FORCE ON
 SOCIAL HOUSING


 WHEREAS, the City of Portland is Maine’s largest city, with a population of just over
 68,000, and saw a population increase of nearly three percent in the last decade,
 while surrounding municipalities have experienced increased growth as well; and

 WHEREAS, the development of housing has not kept pace with this increase in population and
 the corresponding demand, resulting in rising housing costs, suburban sprawl, and
 increasing pressure around housing production; and

 WHEREAS, the City of Portland is experiencing a critical housing shortage, with
 increasing demand and affordability challenges affecting residents across all
 income levels; and

 WHEREAS, as set forth in its goals for 2025, the City Council is committed to finding solutions
 to the City’s housing crisis, including the development of more middle-income
 housing; and

 WHEREAS, according to a study done by the Furman Center at New York University, a steady
 decline of federal support for public housing has led to a country-wide developing
 interest in “social housing,” where public entities take an active role in
 development and ownership of housing; and

 WHEREAS, the Furman Center study has also demonstrated that other municipalities across the
 country have successfully implemented publicly owned and mixed-income social
 housing models, illustrating the viability of such initiatives; and




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WHEREAS, the City Council desires to explore the possibility of developing a social housing
 program through the creation of a task force, the primary objective of which will
 be to study and propose a framework for government-led social housing,
 prioritizing permanent affordability, environmental sustainability, and inclusivity.


NOW, THEREFORE, BET IT RESOLVED, that Mayor Dion and members of the Portland
 City Council hereby establish the Portland Social Housing Task Force, which will
 conduct a comprehensive study and develop a strategic framework for a social
 housing program that will address relevant issues including but not limited to:

 1) Identifying Key Impact Areas in Housing Production: Analyze existing resources,
 opportunities, and barriers to pinpoint areas where municipal intervention could
 catalyze growth in housing supply and affordability;

 2) Risk and Return Analysis of Public Investment: Conduct a comprehensive risk
 assessment to guide sustainable public investment strategies in social housing,
 balancing affordability goals with financial sustainability. This will include
 considering the issuance of bonds to fund housing;

 3) Maximizing and Streamlining Funding Programs: Develop a plan to integrate
 existing funding sources, such as Low-Income Housing Tax Credits (LIHTC),
 HUD’s RAD program, and local revolving loan funds (JDHTF), to achieve an
 efficient financing model for social housing development;

 4) Addressing Critical Needs for Public Development: Define gaps in housing
 production that private and non-profit developers cannot fill, focusing on
 workforce and middle-income housing to ensure affordable, mixed-income
 communities. This could include creating a Portland social housing development
 corporation, exploring partnerships with the Portland Housing Authority (PHA),
 and/or partnering with the County, GPCOG, and State on advancing regional
 public housing solutions;

 5) Assessing Local Barriers and Public Development Opportunities: Examine
 Portland-specific factors such as public land availability, construction costs, and
 rent levels to identify barriers and opportunities. This includes assessing
 recommended strategies, such as addressing permitting and site plan approval
 efficiencies, facilitating adaptive reuse processes for existing building
 renovations, streamlining Historic Preservation processes, and exploring ways to
 make it easier for developers to meet our inclusionary zoning (IZ) requirements;

 6) Establishing a Sustainable Funding Stream: Evaluate sustainable financial
 structures, including revenue bonds, revolving loan funds, and tax-set-asides, to
 ensure ongoing financing for public development. Consideration should also be
 given to ways of using publicly-owned or quasi-publicly-owned land for
 development;




 Page 5
 7) Evaluating Legal Authority and Capacity: Review Portland’s legal capacity,
 resources, and expertise to operate as a public developer;

 8) Ensuring Long-term Sustainability of Public Housing: Develop a lifecycle
 management and funding plan to ensure the long-term affordability and quality of
 publicly developed housing;

 9) Models of Public Development and Ownership: Review various public
 development and ownership models, such as mixed-income developments with
 public equity stakes and fully affordable models, analyzing their applicability to
 Portland’s housing needs; and

 10) Financing Options and Risk Management: Assess potential financing methods,
 including but not limited to revenue bonds, general obligation bonds, revolving
 loan funds, and public-private partnerships, alongside risk management strategies
 to mitigate market fluctuations, construction risks, and operational challenges.

 11) Land Use and Acquisition: Evaluate city-owned land and propose strategic
 acquisition of additional land as necessary. Public land, especially in
 underdeveloped areas, will be prioritized. This effort will include an inventory of
 parking lots and other underused spaces, such as vacant office and commercial
 properties, that could serve as potential development sites or be repurposed for
 housing.

 12) Planning and Permitting Modifications: To streamline public development, the
 task force will assess ways to expedite planning and permitting. This includes
 evaluating a “concierge” service to assist larger projects, fast-track approvals for
 housing projects, and eliminate redundant reviews and inspections.

 13) Community Engagement: Engage with community stakeholders to gather input
 on housing needs and priorities, with a focus on affordability and accessibility.
 The task force will address public concerns by educating residents on housing
 processes and the effects of policies like IZ on overall affordability.

BE IT FURTHER RESOLVED, that the Portland Social Housing Task Force will consist of no
 fewer than 9 members and no more than 13 members, all of whom will be
 appointed by the Mayor, with input from the City Council, in accordance with
 Article II, Section 5(l) of the Charter, and will include a range of stakeholders,
 including:

 One member of the City Council

 One member of the Board of the Portland Housing Authority (PHA)

 One representative from an affordable housing developer

 One representative from a market developer




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 At least three Portland residents with relevant knowledge or skills (e.g. housing
 advocates, urban planners, financial and legal experts.)

 At least two members of the community from underserved populations with lived
 experience navigating the challenging housing environment in Portland

BE IT FURTHER RESOLVED, that the Portland Social Housing Task Force will elect a chair
 or co-chairs from among its members, who will develop meeting agendas and
 who will work closely with an independent facilitator and legal, financial and
 other professional consultants paid for by the City of Portland, and members of
 City staff assigned by the City Manager as needed; and

BE IT FURTHER RESOLVED, that the Social Housing Task Force will meet over the course
 of one year, beginning as soon as practicable after its members have been
 appointed, during which time it will conduct a phased study and will submit its
 report and recommendations to the City Council in the form of a communication
 on or before the date that is one year after its first meeting. The City Council will
 host, at minimum, one Workshop and one Public Hearing to discuss the report.




 Page 7
RESOLVE 7 – 24/25 RESOLUTION CALLING FOR THE STABLISHMENT OF A TASK FORCE ON SOCIAL
 HOUSING

SCOPE OF WORK


1) Identifying Key Impact Areas in Housing Production: Analyze existing resources, opportunities, and
 barriers to pinpoint areas where municipal intervention could catalyze growth in housing supply and
 affordability;
2) Risk and Return Analysis of Public Investment: Conduct a comprehensive risk assessment to guide
 sustainable public investment strategies in social housing, balancing affordability goals with financial
 sustainability. This will include considering the issuance of bonds to fund housing;
3) Maximizing and Streamline Funding Programs: Develop a plan to integrate existing funding sources,
 such as Low-Income Housing Tax Credits (LIHTC), HUD’s RAD program, and local revolving loan funds
 (JDHTF), to achieve an efficient financing model for social housing development;
4) Addressing Critical Needs for Public Development: Define gaps in housing production that private
 and non-profit developers cannot fill, focusing on workforce and middle-income housing to ensure
 affordable, mixed-income communities. This could include creating a Portland social housing
 development corporation, exploring partnerships with the Portland Housing Authority (OHA),
 and/or partnering with the County, GPCOG, and State on advancing regional public housing
 solutions;
5) Assessing Local Barriers and Public Development Opportunities: Examine Portland-specific factors
 such as public land availability, construction costs, and rent levels to identify barriers and
 opportunities. This includes assessing recommended strategies, such as addressing permitting and
 site plan approval efficiencies, facilitating adaptive reuse processes for existing building renovations,
 streamlining Historic Preservation processes, and exploring ways to make it easier for developers to
 meet our inclusionary zoning (IZ) requirements;
6) Establishing a Sustainable Funding Stream: Evaluate sustainable financial structures, including
 revenue bonds, revolving loan funds, and tax-set-asides, to ensure ongoing financing for public
 development. Consideration should also be given to ways of using publicly-owned or quasi-publicly-
 owned land for development;
7) Evaluating Legal Authority and Capacity: Review Portland’s legal capacity, resources, and expertise
 to operate as a public developer;
8) Ensuring Long-term Sustainability of Public Housing: Develop a lifecycle management and funding
 plan to ensure the long-term affordability and quality of publicly developed housing;
9) Models of Public Development and Ownership: Review various public development and ownership
 models, such as mixed-income developments with public equity stakes and fully affordable models,
 analyzing their applicability to Portland’s housing needs;
10) Financing Options and Risk Management: Assess potential financing methods, including but not
 limited to revenue bonds, general obligation bonds, revolving loan funds, and public-private
 partnerships, alongside risk management strategies to mitigate market fluctuations, construction
 risks, and operational challenges;
11) Land Use and Acquisition: Evaluate city-owned land and propose strategic acquisition of additional
 land as necessary. Public land, especially in underdeveloped areas, will be prioritized. This effort will
 include an inventory of parking lots and other underused spaces, such as vacant office and




 Page 8
 commercial properties, that could serve as potential development sites or be repurposed for
 housing;
12) Planning and Permitting Modifications: To streamline public development, the task force will assess
 ways to expedite planning and permitting. This includes evaluating a “concierge” service to assist
 larger projects, fast-track approvals for housing projects, and eliminate redundant reviews and
 inspections.
13) Community Engagements: Engage with community stakeholders to gather input on housing needs
 and priorities, with a focus on affordability and accessibility. The task force will address public
 concerns by educating residents on housing processes and the effects of policies like IZ on overall
 affordability.




 Page 9