April 22, 2025 Board Meeting Minutes

Regular Board Meeting Minutes
501 Alonzo Watson Drive
South Bend, IN 46601
April 22, 2025 @ 9 a.m.

• CALL TO ORDER:
  Commissioner Calvin called the meeting to order at 9:00 a.m.
  
  
• ROLL CALL:
  Commissioner Calvin, Commissioner Luecke, Commissioner Chamblee, Commissioner Daniel, Commissioner McNally, Commissioner Rogers (Absent). 
  
  
• HASB STAFF:
  Masha Parham-Green; Executive Director, Brian Hueni; Chief Financial Officer, Princess Thomas; Human Resource Manager, Diona Jones; Specialist to the Director, Tiffaney Murphy; Housing Choice Voucher Program Interim Director, Cheryl Carrell; PH Property Manager, Camille Robinson; PH Property Manager.
  
  
• OTHERS:
  Attorney Jewell Harris, Jr. Esq. 
  Jeremy Kuskye
  
  
• PUBLIC: 
  Steve Ruby; Abonmarche 
  Doris Agnew
  
  
• NEW BUSINESS:
  1. Approval of Minutes- April Board Meeting
     
     Vote to Approve April Board Minutes
     Commissioner Luecke AYE
     Commissioner Chamblee AYE
     Commissioner Daniel AYE
     Commissioner McNally AYE
     Commissioner Calvin AYE
     Commissioner Rogers Absent
     
     
• EXECUTIVE DIRECTOR REPORT:
  The Executive Director presented the Director's Report, beginning with an update on the agency's new website. Commissioners had previously been given access to preview the test version, which is scheduled to go live to the public by mid-May. The director noted that board member bios are still needed to finalize the site. In addition to the main website, HASB is developing standalone websites for its affiliate and partnership entities.
  
  On the topic of development, the Executive Director shared that negotiations are still ongoing with the developer regarding final terms of the Master Development Agreement (MDA). One key issue was the Housing Authority's desire to manage the new development after five years. Although the developer agreed, the Community Foundation, who is contributing $10 million, preferred that HASB never manage the building. After further discussion, a compromise was reached allowing HASB the option to both manage and purchase the building at year 15. This option ensures a future revenue stream and safeguards the building's condition over time. The land will remain under Housing Authority ownership throughout.
  
  Commissioners discussed their concerns regarding management oversight, especially regarding the risk of acquiring a poorly maintained property at year 15. Legal counsel confirmed the proposed terms were customary, though ultimately a business decision for the board. Clarification was given regarding the use of project-based vouchers for approximately 40% of the new units, and the director reiterated the goal of positioning HASB to manage future developments and preserve ownership in upcoming RAD conversions.
  
  The board then turned its attention to the deteriorating Rabbi Shulman building. The Executive Director described an incident where she witnessed someone entering the boarded building. Police were contacted but refused to enter due to potential asbestos exposure and reports of a deceased individual inside. Steel doors have been broken or tampered with, and the City is not expected to complete pre-demolition environmental work until July or August. The Board proposed that HASB use $1 million of capital funds toward the estimated $1.7 million demolition cost, and is considering Jersey-style concrete barriers to prevent unauthorized access. The board acknowledged the severity of the situation and stressed the urgency of resolving the issue to ensure public safety.
  
  Under general business, the Executive Director shared rebranding efforts are underway. A new sign for the main office is expected in three weeks, and all site signage will be updated to reflect the new logo. The agency is not changing property names but will remove "Housing Authority" from signage. Additionally, the agency will be closed on May 22 for a systemwide beautification and landscaping day. Through a new partnership with the City, trees and other enhancements will be added across several properties.
  
  Executive Director also reported on the newly established Resident Council, a HUD-mandated body that was previously inactive. The council, supported by Resident Council Coordinator Diona Jones and Commissioner Rogers, is preparing for board elections and will undergo training in governance, Robert's Rules of Order, and community engagement. The council is envisioned as a collaborative partner in improving the resident experience. Commissioners were also informed that summary changes of the 2025 Administrative Plan and Occupancy Plan would be sent in advance of next month's meeting for review and approval.
  
  
• AGENCY REPORTS:
  
  
  1. Public Housing Report:
     Public Housing Manager Cheryl Carrell provided a vacancy update, noting only five units remain on the official report. Two units with excessive damage and over four years of vacancy are being submitted for removal under Section 18 to be sold on the private market. A spreadsheet was developed to track Mod Rehab units in real time, and staff continue to work closely with the HUD field office to resolve lingering issues with unit classifications and reporting.
     
     
  2. Housing Choice Voucher Program Report:
     The HCV Director Tiffaney Murphy reported that the HCV program has a budget of $22,780,000 million. As of March 1st, $11,219,374 has been spent, with expenses under budget at $1,872,648.
     
     It was also reported a 91% lease rate, with a monthly average of 2343 units. There are currently 0 port-ins and 57 port-outs, with 7 allotted slots. As of March 2025, the waiting list stands at 716 applicants. Additionally, 155 reexaminations and 142 interim changes have been completed, with 13 tenants moving out.
     
     A total of 185 inspections have been scheduled and completed, consisting of 82 annual inspections, 50 reinspection's, and 36 initial reinspection's. Of the units inspected, 121 passed, while 21 participants failed their first inspection attempt.
     
     It was reported that the agency is currently spending slightly above its budgeted HAP average-$859 vs. the projected $775-but this variance remains manageable. The leasing utilization rate is currently 91%, but the agency is implementing measures to increase it to 96%. absorbed in March, especially those from Chicago.
     
     
  3. Family Self-Sufficiency Report:
     The Family Sufficiency Program (FSS) promotes the development of local strategies to coordinate public and private resources that help housing choice voucher program participants and public housing tenants obtain employment that will enable participating families to achieve economic independence.
     
     As of March 2025, the FSS program has 58 participants enrolled. Of these, 52 are Housing Choice Voucher participants, 6 are LIPH program participants, and 35 have escrow accounts.
     
     
  4. Finance Report:
     CFO Brian discussed capital expenditures and clarified discrepancies in revenue reporting for AMP 3 and 4, mainly due to city contracts for scattered site rehabs. The agency has not yet received its 2025 capital allocation, but projections are tracking at approximately 97% of the previous year's funding. A discussion was also held regarding how to treat financial recoveries from past agency fraud.
     
     The agency is in good standing with its administrative funding for HCV, and HASB received an unexpected $678,000 in shortfall funds from HUD to support operations in AMP 3 and AMP 4.. Family Self-Sufficiency grant funds are being drawn down as incurred. Brian also shared updates on capital expenditures and grant fund balances and emphasized that the agency is financially stable despite national delays.
     
     
  5. Resident Services Report:
     Resident Services Coordinator Diona Jones highlighted continued after-school programming and the development of new community partnerships with nine youth-serving organizations. Plans are in place for summer collaboration with the Living Matthew Network, Resident Council training, and the identification of site-based resident representatives.
     
     
• BOARD COMMENTS:
  The Commissioners offered supportive remarks. They acknowledged the heavy lift required of leadership and praised the agency's ongoing progress, particularly in development, beautification, and operational accountability.
  
  
• PUBLIC COMMENTS:
  No public comments.
  
  
• BOARD CHAIR CLOSING REMARKS:
  Commissioner Clavin expressed recognition of the agency's steady momentum and unified effort.

This concludes the board meeting. Thank you all for your participation and valuable input.

Board Meeting concluded at 10:00 AM