February 18, 2026 Regular Board Meeting Minutes

WAUKEGAN HOUSING AUTHORITY
REGULAR MINUTES
February 18, 2026

1. ROLL CALL:
   
   PRESENT
   Eleanor Murkey
   Kittie Harden
   Pauline Redd
   Michelle Obleton
   Jesus Gerena - via Zoom
   
   ABSENT
   None.
   
   ALSO, PRESENT
   Martin Walker, Attorney
   Felicia Nixon-Gregory, Director of Human Resources
   Damaraxia Montoya, HCV Director
   Sarah Beck, Bear Development
   
   There being a quorum present, the Chairman Eleanor Murkey called the meeting to order at 5:46 PM.
   
   
2. APPROVAL OF MEETING MINUTES FOR NOVEMBER 19, 2025
   Motion by Redd and seconded by Harden to approve Regular board minutes for NOVEMBER 2025.
   Passed and approved as written by voice vote.
   
   
3. APPROVAL OF MEETING MINUTES DECEMBER 3, 2025
   Motion by Redd and seconded by Gerena to approve Regular board minutes for DECEMBER 2025.
   Passed and approved as written by voice vote.
   
   
4. EXECUTIVE DIRECTOR'S REPORT
   Presented as written; Chambers reported on the government reports that 50% of the labor force in HUD will be fired. Information as it pertains to WHA is forthcoming.
   
   Also, Agenda items 14, 15(c) & (f) Under New Business was expedited in the agenda. Chambers explained that Sarah Beck from BEAR Development had reported and explained the effect of the officer certifications in the prior WAUKEGAN HOUSING DEVELOPMENT CORPORATION Board meeting, and that all WHA Commissioners were then present for said meeting, and now essential WHA Board members were executing the same documents in relation to construction on Harry Poe.
   
   Motion by Redd and seconded by Harden. Motion Passed and approved.
   
   Roll Call:
   AYES
   Eleanor Murkey
   Kittie Harden
   Pauline Redd
   Michelle Obleton
   Jesus Gerena
   
   NAYS
   None.
   
   
5. SECTION 8 / HCV REPORTS: NOVEMBER & DECEMBER 2025; JANUARY 2026
   Presented as written.
   
   
6. HOUSING MANAGER'S REPORTS: NOVEMBER & DECEMBER 2025; JANUARY 2026
   Hany Poe construction should be completed by March 24, 2026. 41 Units must be turned over, investing about $200K per unit.
   
   
7. DEVELOPMENT MANAGEMENT REPORTS - THE BLUFFS AT SOUTH SHERIDAN FOR NOVEMBER & DECEMBER 2025, 2025; JANUARY
   Presented as written. Chambers advised that all future WHA Board meetings will be held at 1 707 McAree until further notice, given construction on other buildings.
   
   
8. DEVELOPMENT MANAGEMENT REPORT - ARMORY TERRACE - NOVEMBER & DECEMBER 2025, JANUARY 2026
   Presented as written. Chambers explained that RAD and Multifamily home projects require consultants given the intricacies and many moving parts with PBV, PBRA, and LIHTC components. Murkey asked regarding the tenants and human component of housing as it relates to RAD and the remodeling/removal of WHA oversight as management. Chambers explained that once RAD was done the WHA planned to take management control of all properties back.
   
   
9. DEVELOPMENT MANAGEMENT REPORT - RAVINE TERRACE FOR NOVEMBER & DECEMBER 2025, JANUARY 2026
   The power went out in November, however, with help from Mayor Cunningham and ComEd, Chambers and the team worked until the next morning to get power back on.
   
   
10. FSS COORDINATOR'S REPORTS: NOVEMBER 2025 to JANUARY 2026
    Presented as written. Chambers explained the FSS and RAD conflict: mandatory slots for PSS and a
    mandat01y amount of empty units to complete RAD.
    
    
11. COMMUNITY OUTREACH COORDINATOR'S REPORTS: NOVEMBER 2025 to JANUARY 2026
    Presented by Felicia Gregory- information regarding new food banks, exercise classes for seniors, a monthly calendar, and the MLK Dreamers Breakfast.
    
    
12. TENANTS OWING ONE OR MORE MONTHS RENT REPORT
    Presented as written- focus is on co mpleti11g Hany Poe and Chambers explained the process of debt reconciliation and evictions.
    
    
13. VACANCY REPORT
    Presented as written.
    
    
14. WAUKEGAN HOUSING DEVELOPMENT CORPORATION UPDATES
    
    
    1. APPROVAL OF RESOLUTION 01-WHDC-26 CORPORATION OFFICERS CERTIFICATIONS - HARRY POE MANOR
       
       This was updated as explained as part of Sara Beck's presentation previously in the agenda.
       
       
15. NEW BUSINESS
    
    
    1. APPROVAL OF CASH RECEIPTS FOR NOVEMBER & DECEMBER 2025; JANUARY 2026
       
       Motion by Redd, Seconded by Harden. Motion Passed and approved.
       
       Roll Call:
       AYES
       Eleanor Murkey
       Kittie Harden
       Pauline Redd
       Michelle Obleton
       Jesus Gerena
       
       NAYS
       None.
       
       
    2. APPROVAL OF MONTHLY DISBURSEMENTS FOR NOVEMBER & DECEMBER 2025; JANUARY 2026
       
       Motion by Hardened and seconded by Gerena. Motion Passed and approved.
       
       Roll Call:
       AYES
       Eleanor Murkey
       Kittie Harden
       Pauline Redd
       Michelle Obleton
       Jesus Gerena
       
       NAYS
       None.
       
       
    3. SARAH BECK - BEAR DEVELOPMENT - PRESENTATION ON OFFICERS' CERTIFICATIONS
       Previously addressed.
       
       
    4. APPROVAL OF RESOLUTION O 1-WHA-26 5 YEAR AND ANNUAL PLAN FISCAL YEAR 2026
       
       Motion by Harden and seconded by Redd. Motion Passed and approved.
       
       Roll Call:
       AYES
       Eleanor Murkey
       Kittie Harden
       Pauline Redd
       Michelle Obleton
       Jesus Gerena
       
       NAYS
       None.
       
       
    5. APPROVAL OF CAPITAL FUND EXPENDITURES:
       
       
       • IL026-IFB-26-001 MAKE READY UNITS FOR HARRY POE MANOR $179,807.00
         
         Chambers explained that this amount is paid by BEAR, however, WHA must address the procurement.
         
         Motion by Harden and seconded by Redd. Motion Passed and approved.
         
         Roll Call:
         AYES
         Eleanor Murkey
         Kittie Harden
         Pauline Redd
         Michelle Obleton
         Jesus Gerena
         
         NAYS
         None.
         
         
    6. APPROVAL OF RESOLUTION 02-WHA-26 - OFFICERS CERTIFICATIONS - HARRY POE MANOR
       Previously addressed.
       
       
    7. DISCUSSION OF NEW SOFTWARE FOR SEMAP TRACKING
       Chambers explained the SEMAP is the Section 8 Report Card nationwide for PHAs. The new software can be tested and purchased by WHA at the low price of $5000. It shows the productivity real time of PHA staff and provides useful metrics. Redd explained that she was concerned with micro-management and employee morale. Gerena approved of the software. Chambers will request a demo for the Board.
       
       
16. AUDIENCE PARTICIPATION
    None
    
    
17. COMMISSIONERS TIME
    Redd emphasized that we should be kind to on another, these are stressful times. Harden expressed that Chambers' Birthday was coming up soon, and the Board sang Happy Birthday. Chambers informed the Board that many promotions had taken place and managerial pay was elevated. Mrs. Montoya was applauded for her promotion.
    
    
18. EXECUTIVE SESSION TO DISCUSS SAFETY AND PERSONNEL CONCERNS
    None.
    
    
19. ADJOURNMENT
    Motion by Harden, Seconded by Redd. Meeting adjourned at approximately 6:40 PM.