July 14, 2025 Annual Meeting
MINUTES OF A MEETING
The Annual Meeting of the Norwalk Housing Authority Board of Commissioners convened at 5:30pm July 10, 2025.
Location: Zoom Video Conference
Present:
Brenda Penn-Williams, Chair
John Church, Treasurer
Isaac Walcott, Commissioner
Teneshia Jacobs, Commissioner
Liza Bermúdez-Montgomery, Vice Chair
Staff Attending:
Adam Bovilsky, Executive Director
Alison Mukhtar, Director of Operation
Anna Keegan, Director of Policy, and MTW
Connie Hewitt, Director of Personal and Labor Relations
Charmaine Davis-Ford, Director of Finance
Kras Carlucci, Deputy Director
Leala Marlin, Manager of Project Development
Lisa Endo, Director of Development
Linda Rolle, Director of Grants
Leroy Fender, Director of Maintenance
Greg Lickwola, Director of Modernization
Wendy Gerbier, Director of Learning Centers
Nicole Ruffin, Director of Human Resources
Jeff Oduro, Director of IT
Sherreida Reid, Partnership Manager
Donna Lattarulo, Outside General Council, Lattarulo Law Firm, LLC
Guests:
Adam Palmer, Amenta Emma Architects
Miles Brown, Amenta Emma Architects
Roll Call:
At 5:35pm, Vice Chair Liza Bermúdez-Montgomery opened the meeting. Vice Chair Bermúdez-Montgomery recognized Chair Penn-Williams, Treasurer John Church, Commissioner Isaac Walcott, and Commissioner Teneshia Jacobs as present and acknowledged the presence of a quorum.
Due to time constraints this discussion was taken out of order:
New Business:
a. Amenta Emma presentation of proposed 79 South Main Street Design.
Leala Martin took the floor introducing Adam Palmer and Miles Brown, Amenta Emma Architects, for an overview of this project design. Adam Palmer displayed visuals and highlighted both interior and exterior design components. During the presentation both Ms. Marlin and Mr. Palmer noted that current Leroy Downs residents provided positive feedback on all aspects of the design.
At 5:55pm Adam Palmer and Miles Brown left the meeting.
The meeting returned to:
Report of the Secretary:
1. Connie Hewitt has recently joined NHA staff as the Director of Personnel and Labor Relations. She will now be working with Nicole supporting the development of our Human Resources department.
2. Norwalk Housing Scholarship donations received since we last met include $2,500 Carl Cooke Charitable Foundation, $5,000 Ives Bank and $25,000 from Buck Creek Foundation.
3. Both the Finance and Operations department recently shared in successful team-building experiences sponsored by Culinary Works. All attending enjoyed participation.
4. Lisa Endo took the floor, noting the Meadow Garden groundbreaking ceremonies will be Friday July 11, 2025 at 2:00. Blasting has begun and the project has been advised of upcoming labor rates. Regarding Oak Grove, Ms. Endo stated that 45 of 69 Oak Grove units are now leased. The new Learning Center is scheduled to open in September.
5. Mr. Bovilsky reviewed the status of HUD Funding as it is related to the administration's recently approved tax bill. Mr. Bovilsky described future HUD policies and funding changes that could affect Norwalk Housing. Mr. Bovislky stated he and staff will closely monitor potential impact on Norwalk Housing and the families it serves.
6. The Strategic Planning RFP is now complete. This will be published on 7/19 with responses due by 8/18. The interview process will begin following receipt of these responses.
7. Upcoming events include:
7/11 at 12:30pm - Meadow Gardens groundbreaking ceremony.
7/17 at 12:00 noon - Celebration of Ricky Fuller for his contribution to the Colonial Village Learning Center gardens.
7/31 at 5:30pm - Annual scholarship ceremony to be held at the Sono Collection.
8/14 at 5:30pm - August Board meeting
New Business:
Mr. Bovilsky introduced Kras Carlucci, who requested that Commissioners approve the ongoing services contract with Loving Hands Home Care Inc. to provide Assisted Living Services for frail seniors at Ludlow Commons Congregate Living Facility. These services include daily lunch, laundry, housekeeping, transportation and a 24-hour emergency line.
40-46 Commissioner Walcott moved to approve:
b. Continuing of Assisted Living Services (ALS) to be provided by Loving Hands Home Care Inc.
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
Mr. Bovilsky asked Anna Keegan to take the floor to introduce the Mutual Housing Admissions and Continued Occupancy Plan (ACOP)Policy. Ms. Keegan stated that this policy was modeled after both the Norwalk Housing ACOP and CHFA requirements. This policy includes provisions for income qualifications, both minimum and maximum, assets tests, background checks, HUD residency requirements, transfer policy, recertification process and defines the process by which a tenant could be terminated. This ACOP also sets rents - noting this will apply to new tenants.
40-47 Treasurer Church moved to approve:
c. The Mutual Housing Admissions and Continued Occupancy Plan (ACOP)
Commissioner Walcott seconded the motion.
Mr. Bovilsky noted that the next item on the agenda was for discussion purposes only and turned the meeting over to Charmaine Davis-Ford to update Commissioners regarding:
d. Housing Choice Voucher( HCV) shortfall
Ms. Davis-Ford informed the Commissioners that the Norwalk Housing Section 8 Housing Choice Voucher (HCV) program was flagged for a funding shortfall in the current year. In response, the Finance Department is actively working in collaboration with the HUD Shortfall Financial Analyst to address the reconciliation of the Restricted Net Position ( RNP).
Ms. Davis-Ford also provided context on factors that contributed to the shortfall. Commissioners requested additional clarification on the potential impacts of the shortfall on Norwalk Housing Operations and inquired about the specific mitigation strategies being implemented to address the funding gap.
40-48 Commissioner Walcott moved to ratify:
e. Paul Modugno and Charmaine Davis-Ford attendance at online training sponsored by AH Forward - The Future of Affordable Housing on June 12th from 1:00-4:00pm at a cost of $179.00 per person.
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-49 Commissioner Walcott moved to approve:
f. Commissioners and staff to attend 2025 Leo P. Dauwer Memorial Conference presented by the Housing and Development Law Institute (HDLI) in Edgartown, Massachusetts. Work Group #1 - September 4-5,Work Group #2 - September 8-9, Work Group #3 - September 11-12, at a nonmember registration fee of $995 and conference room rate of $485 per night plus taxes and fees.
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-50 Commissioner Walcott moved to approve:
g. Commissioners and staff to attend CONN NAHRO Convention and Exhibition, August 24 - 27 at the Mohegan Sun sky Convention Center in Uncasville, Connecticut, at a member registration fee of $695 and conference room rate of $199 per night.
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-51 Commissioner Walcott moved to approve:
h. Commissioners and staff to attend 2025 NAHRO National Conference in Phoenix, AZ September 28-30. Registration and program information is available in late June.
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-52 Commissioner Jacobs moved to approve:
i. Commissioners and staff to attend the PHADA 2025 Legislative Forum, September 7-9, in Washington, DC.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-53 Commissioner Walcott moved to approve:
j. Minutes of the Regular Meeting of May 8, 2025
Commissioner Jacobs seconded the motion.
Ayes
Chair Penn-Williams Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-54 Treasurer Church moved to approve:
k. Minutes of the Emergency Meeting May 21, 2025
Commissioner Jacobs seconded the motion.
Ayes
Chair Penn-Williams Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
Mr. Bovilsky then turned the meeting over to Charmaine Davis-Ford who provided an update on the financial status of the agency. As part of her report, she compared April and March, 2025 status is the following areas:
1. Account Receivables: note tenant payments have increased because of the end of the payment moratorium and increased collection efficiency.
2. Operating Statements: She presented the operating statements for Colonial Village, Federals amps, and Section 8.
3. Monthly Bills: She reviewed the monthly bills
4. Vacancy Report: She shared details of the vacancy report, highlighting occupancy and unit turnover.
40-55 Treasurer Church moved to accept:
i. Finance Department Reports
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
Mr. Bovilsky introduced Sherreida Reid from the Norwalk Housing Family Self-Sufficiency (FSS) Program to provide an overview of key program components and share updates. Ms. Reid explained that the program's key goal is to promote economic independence by teaching employment readiness skills, supporting career development, and enhancing financial literacy. Public Housing and Section 8 residents who meet HUD program requirements may transition from rent to homeownership. Ms. Reid emphasized the importance of collaboration with community partners, noting their valuable contribution to the success of the program.
40-56 Commissioner Jacobs moved to accept the remainder of:
I. May/June Department Reports
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
Mr. Bovilsky noted that as this is the annual meeting, the election of officers is the next item on the agenda.
40-57 Treasurer Church moved to:
a. Appoint Brenda Penn-Williams as Chair of the Norwalk Housing Board of Commissioner
Commissioner Jacobs seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-58 Chair Penn-Williams moved to:
b. Appoint Liza Bermúdez-Montgomery as Vice Chair of the Norwalk Housing Board of Commissioners
Commissioner Jacobs seconded the motion.
Ayes
Chair Penn-Williams Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-59 Chair Penn-Williams moved to:
c. Appoint John Church as Treasurer of the Norwalk Housing Board of Commissioners.
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams Treasurer Church
Vice Chair Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
Mr. Bovilsky noted that the next item on the agenda and addendum was the Executive Session to discuss:
- litigation matter
- union negotiations
- personnel matter
He requested that Charmaine Davis-Ford, Nicole Ruffin, Connie Hewitt, Leroy Fender, Kras Carlucci and Donna Lattarulo remain. All other staff were excused from the meeting.
Commissioner Jacobs made a motion to adjourn to the Executive Session.
Vice Chair Bermúdez-Montgomery seconded the motion.
All if Favor.
The Commissioners adjourned to the Executive Session.
At 7:57pm
Commissioner Jacobs moved to leave the Executive Session.
Commissioner Walcott seconded the motion.
All if Favor.
Commissioners returned to the Annual Meeting.
40-60 Treasurer Church moved to:
a. To proceed with finalizing the union contract based on terms approved in the Executive Session.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-61 Chair Penn-Williams moved to return to the Executive Session to discuss an employment manner.
Commissioner Jacobs seconded the motion.
All in favor. Commissioners returned to the Executive Session.
Commissioners returned to the Regular Session.
40-62 Treasurer Church moved:
b. Approve the contract with BRC Consultants for an employment review study as discussed in the Executive Session.
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in Favor. Motion carried.
Treasurer Church moved to adjourn the meeting.
Commissioner Walcott seconded the motion.
All in favor. The meeting was adjourned at 8:35pm.
Respectfully submitted,
_______________________
Adam Bovilsky, Executive Director