April 15, 2026 Regular Board Meeting Minutes

WAUKEGAN HOUSING AUTHORITY
REGULAR MINUTES
April 15, 2026

1. ROLL CALL:
   
   PRESENT
   Michelle Obleton
   Eleanor Murkey
   Jesus Gerena
   Pauline Redd
   Kittie Harden
   
   ABSENT
   None
   
   ALSO,
   Charles Chambers, CEO
   Felicia Nixon-Gregory, Director of Human Resources
   Damaraxia Montoya, HCV Director
   Martin Walker, Attorney
   
   There being a quorum present, the Chairman, Eleanor Murkey called the meeting to order at 5:31 P.M.
   
   
2. APPROVAL OF MEETING MINUTES FOR MARCH 18, 2026
   Murkey motion to approve monthly disbursements for March 2026. First by Gerena, seconded by Obleton. Motion passed by roll call vote of 5-0.
   
   
3. EXECUTIVE DIRECTOR'S REPORT
   Report presented as written. Chambers discussed the Federal administration's cuts to HUD and housing. It seems the Federal administration is pushing for regional housing authorities and downsizing of HUD nationwide.
   
   
4. SECTION 8 / HCV REPORTS: MARCH 2026
   Report presented as written. Montoya discussed working on a new Administrative Plan more extensive than the current plan. She is also purging the mainstream voucher list, which is different from the HCV waiting list. With 17,000 applicants and 3,500 people on the current list. The WHA sent out letters to see if people want to remain on the list to open up new spots.
   
   
5. HOUSING MANAGER'S REPORTS: MARCH 2026
   Report presented as written.
   
   
6. DEVELOPMENT MANAGEMENT REPORTS-THE BLUFFS AT SOUTH SHERIDAN FOR MARCH 2026
   Report presented as written. The manager was just terminated, and a new manager will be brought into Evergreen. This is also the first site WHA will take back, and staff will begin training in June. Chambers also discussed the recent First Amendment Auditor that came to Evergreen recording and asking questions. The legal team is working on a First Amendment Policy, and new signs have been purchased and hung to prevent random passage throughout the facility. The front desk associate and other employees handled the incident well, and Felicia was also applauded for her level-headed work on the spot. Policy and procedures will be updated to address such issues and how to discern disruption from general exercise of rights. The auditor presumably records videos and uploads them to YouTube to make money off advertising, followers, and views. Gerena stressed it was also an issue of safety: a man walking in and throughout the facility refusing to sign in, state his name, or his order of business is a threat to the safety of staff, especially with the number of shootings, recent burglaries in the area, and throughout the county. Auditors can't block the stairwell, front door, or front desk access, or elevators. Attorney Walker explained the difference between exercising rights, privacy rights of employees, and disruptive behavior against public employees. Attorney Walker also explained how and when an auditor or disruptive individual could be removed from a public Board meeting with force.
   
   
7. DEVELOPMENT MANAGEMENT REPORT - ARMORY TERRACE - MARCH 2026
   Report presented as written.
   
   
8. DEVELOPMENT MANAGEMENT REPORT - RAVINE TERRACE MARCH 2026
   Chambers stated that WHA is scheduling the grand opening of Ravine Terrace. The projected time for completion of Ravine is August 2026, but it may happen sooner.
   
   
9. FSS COORDINATOR'S REPORTS: MARCH 2026
   Nixon-Gregory said the mandatory slots are exhausted per HUD, but her records show 3 open slots, which she will fill. She also discussed a mental health first training that will occur onsite on May 14, 2026.
   
   
10. COMMUNITY OUTREACH COORDINATOR'S REPORT: MARCH 2026
    Nixon-Gregory discussed plans for the Block Patty, and that we've had contributions of about $1,500.00. There was additional discussion regarding bouncy houses and other activities. She further discuss helping students get registered for college, tenants getting driver's licenses, financial literacy classes, etc.
    
    
11. TENANTS OWING ONE OR MORE MONTHS' RENT REPORT
    Report is as written. Attorney Walker expressed that Ms. Delaney was doing a good job with the remaining evictions and offered guidance to tenants regarding CBRAP.
    
    
12. VACANCY REPORT
    Presented as written. Chambers further explained that the WHA has about $103K in capital funds to spend that may be spent on the scatter cites.
    
    
13. WAUKEGAN HOUSING DEVELOPMENT CORPORATION UPDATES
    Chambers discussed general issues pertaining to insurance coverage and liability for NFP organizations.
    
    Redd made a motion to accept reports as presented, seconded by Harden. Motion passed by roll call vote of 5-0.
    
    
14. NEW BUSINESS
    
    
    1. APPROVAL OF CASH RECEIPTS FOR MARCH 2026
       Murkey motion to approve cash receipts for MARCH 2026. First by Gerena, seconded by Obleton. Motion passed by roll call vote of 5-0.
       
       
    2. APPROVAL OF MONTHLY DISBURSEMENTS FOR MARCH 2026
       Murkey motion to approve monthly disbursements for MARCH 2026. First by G erena, seconded by Obleton. Motion passed by roll call vote of 5-0.
       
       
    3. NORTHSTAR DIGITAL LITERACY PROGRAM
       Chambers discussed that the WHA received a digital literacy license through Lake County Digital to operate a computer-based training program for WHA residents who can complete the program and receive a free laptop computer.
       
       
    4. CLOSED SESSION
       
       
       1. APPROVAL OF ANCEL GLINK CONTRACT - ATTORNEY MARTIN WALKER
          Attorney Walker discussed his appreciation for working with the WHA over the past years as a solo practitioner and how the WHA had faith in him which allowed him to catapult his career toward obtaining a position with Ancel Glink. P.C. He exited the room upon voted confirmation to enter into closed session in accordance with 5 ILCS 120/2(c)( l ) for the Board to discuss approval of his new contract terms. He returned to the meeting after discussions concluded and was advised of the acceptance of his contract.
          
          
       2. FINANCIAL PLANS
          Murkey requested a motion to move back into closed session pursuant to 5 ILCs 1 20/2(c)(l ) to discuss financial plans and employment. Motion by Redd, seconded by Obleton. Motion passed by roll call vote of 5-0.
          
          
15. AUDIENCE PARTICIPATION
    None.
    
    
16. COMMISSIONERS TIME
    N/A
    
    
17. EXECUTIVE SESSION TO DISCUSS PERSONNEL CONCERNS
    Previously addressed under item 14(d).
    
    
18. ADJOURNMENT
    Murkey motion to adjourn the April 15, 2026, meeting. First by Gerena, seconded by Obleton.
    Motion passed by voice vote of 5-0.
    
    Meeting adjourned at 7:26 P.M.