March 18, 2026 Regular Board Meeting Minutes

WAUKEGAN HOUSING AUTHORITY
REGULAR MINUTES
March 18, 2026

1. ROLL CALL:
   
   PRESENT
   Michelle Obleton
   Eleanor Murkey
   Jesus Gerena
   
   ABSENT
   Pauline Redd
   Kittie Harden
   
   ALSO,
   Charles Chambers, CEO
   Felicia Nixon-Gregory, Director of Human Resources
   Damaraxia Montoya, HCV Director
   Eugene Bolotnikov, Attorney
   
   There being a quorum present, the Chairman Eleanor Murkey called the meeting to order at 5:35 P.M.
   
   
2. APPROVAL OF MEETING MINUTES FOR FEBRUARY 18, 2026
   Murkey motion to approve meeting minutes for February 2026. First by Gerena, seconded by Obleton. Motion passed by roll call vote of 3-0.
   
   
3. EXECUTIVE DIRECTOR'S REPORT
   Report presented as written. Chambers discussed WHA budgeting strategy that will be communicated with HUD and federal legislators. Chambers discussed WHA exploring new strategies to make a difference in the community in light of budgetary cuts and fiscal constraints.
   
   
4. SECTION 8 / HCV REPORTS: FEBRUARY 2026
   Report presented as written. Montoya discussed increased opportunities in HCOL areas (e.g., Deerfield), and trainings and inspections for new personnel. Montoya stated that independent auditors are coming in July 2026. Montoya expounded on Section 8 benefits, and the opportunity to expand housing selection for Section 8 voucher holders. Commissioners discussed partnership opportunities with Lake County and the City of North Chicago to recruit more landlords.
   
   
5. HOUSING MANAGER'S REPORTS: FEBRUARY 2026
   Report presented as written.
   
   
6. DEVELOPMENT MANAGEMENT REPORTS - THE BLUFFS AT SOUTH SHERIDAN FOR FEBRUARY 2026
   Report presented as written.
   
   
7. DEVELOPMENT MANAGEMENT REPORT - ARMORY TERRACE FEBRUARY 2026
   Report presented as written.
   
   
8. DEVELOPMENT MANAGEMENT REPORT - RAVINE TERRACE FEBRUARY 2026
   Chambers stated that WHA is waiting to host a grand opening when Ravine Terrace is fully completed. The projected time for completion of Ravine is August 2026, but it may happen sooner.
   
   
9. FSS COORDINATOR'S REPORTS: FEBRUARY 2026
   Nixon-Gregory reported that two participants are still enrolled in the FSS self-sufficiency program. Chambers said that mandatory slots for program is 50. HUD is suggesting that WHA has graduated 52 people. Chambers stated that WHA is trying to reconcile their numbers with HUD's numbers, because the latter may be skewed. Chambers stated that HUD is not currently funding a voluntary FSS program, and WHA is exploring opportunities to fund a voluntary program. A discussion occurred on partnering with Lake County agencies to run a voluntary FSS program.
   
   
10. COMMUNITY OUTREACH COORDINATOR'S REPORT: FEBRUARY 2026
    Nixon-Gregory discussed agency meetings to provide additional programming for seniors, including transportation and technology assistance, and structured workshops. The technology assistance program is anticipated to start in May 2026. Nixon-Gregory also discussed other senior programs offered monthly (e.g., chair yoga, meditation) and hoping to implement these activities at other WHA sites. Nixon-Gregory said that the Donation Center has grown in March 2026. Nixon-Gregory discussed the WHA's continued partnership with the North Illinois Food Bank continues, including plans for a mobile food pantry serving up to 150 families and providing other food assistance.
    
    
11. TENANTS OWING ONE OR MORE MONTHS' RENT REPORT
    Report is as written. Chambers reported that the majority of tenants have arranged payment agreements, to remain in the housing program during the construction. Chambers confirmed that Harry Poe renovation begins on March 20, 2026, and residents will begin transitioning to temporary units.
    
    
12. VACANCY REPORT
    None.
    
    
13. WAUKEGAN HOUSING DEVELOPMENT CORPORATION UPDATES
    Chambers discussed plans to create a 501 (c)(3) non-profit corporation, which is an integral part of developments. Chambers said that WHA's LLCs are connected with the development corporation. Chambers said that HUD wants to ensure that WHA has control over sites being redeveloped. Murkey motioned to accept reports as presented. First by Obleton, seconded by Gerena. Motion passed by roll call vote of 3-0.
    
    
14. NEW BUSINESS
    
    
    1. APPROVAL OF CASH RECEIPTS FOR FEBRUARY 2026
       Murkey motioned to approve cash receipts for February 2026. First by Gerena, seconded by Obleton. Motion passed by roll call vote of 3-0.
       
       
    2. APPROVAL OF MONTHLY DISBURSEMENTS FOR FEBRUARY 2026
       Murkey motioned to approve monthly disbursements for February 2026. First by Gerena, seconded by Obleton. Motion passed by roll call vote of 3-0.
       
       
    3. APPROVAL OF ASSET MANAGEMENT TRAINING STRATEGY - QUADEL
       Chambers reviewed the training strategy proposal presented by Quadel. Chambers expressed the plan is for trainings to commence during the month of April 2026. The training plan is tentatively budgeted for $20,000. As part of Quadel's anticipated services, they will conduct an initial survey of the organization to gather information and documentation, and facilitate HUD ce11ifications trainings (for case managers and finance personnel). Once WHA staff are certified, a structured
       plan will be devised to take all the WHA sites back by 2028. 
       
       Murkey motion to approve the asset management training strategy. First by Obleton, seconded by Gerena. Motion passed by roll call vote of 3-0.
       
       
15. AUDIENCE PARTICIPATION
    None.
    
    
16. COMMISSIONERS TIME
    Gerena is excited and proud about WHA developments. Gerena commended Chambers for his leadership. Obleton congratulates female WHA staff in light of Women's Month. Murkey commends WHA on going a long way.
    
    
17. EXECUTIVE SESSION TO DISCUSS SAFETY AND PERSONNEL CONCERNS
    None.
    
    
18. ADJOURNMENT
    Murkey motion to adjourn the March 18, 2026 meeting. First by Gerena, seconded by Obleton. Motion passed by voice vote of 3-0.
    
    Meeting adjourned at 6:22 P.M.