Social Housing Task Force

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 Page 1 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. Page 2 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). Page 3 **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 Page 4  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. Page 5  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. Page 6 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. Page 7 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. Page 8  • 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. Page 9