The Rochdale Village Board of Directors serves 5,860 middle income families and more than 25,000 people in the world’s second largest housing cooperative, located at 169-65 137th Avenue, Jamaica, NY 11434; Tel: 718-276-5700 extension 3360.
OFFICERS OF THE BOARD
Chairwoman of the Board
Dr. Althea Hicks
President
Jean Hall
Vice Presidents
Khedda Hayden-Ryan
Keysha Beasley
Cody Hamblin
Nadine Browne
Treasurer
Kamal Saleem
Assistant Treasurer
Sheila McKenzie
Secretary
Stacey Francis
Assistant Secretary
Dr. Yvette Joy Harris-Smith
MEMBERS OF THE BOARD
Keysha Beasley
Talib Bey
Nadine Browne
Janine Cross
Stacey Francis
Jean Hall
Cody Hamblin
Dr. Yvette Joy Harris-Smith
Khedda Hayden-Ryan
Dr. Althea Hicks
Sheila McKenzie
Jean Randolph-Castro
Kamal Saleem
Lisa Stark
Jacqueline Telfer
George Simon (State Representative)
COMMITTEE CHAIRPERSONS
Budget & Finance
Jean Hall
Commercial Services
Dr. Yvette Joy Harris-Smith
Community Center
Khedda Hayden-Ryan
Community Relations
Jean Randolph-Castro
Environment, Parks, Recreation & Parking
Althea Hicks
Legal & Management
Jean Hall
Maintenance
Keysha Beasley
Media & IT
Stacey Francis
Orientation
Keysha Beasley
Public Safety
Khedda Hayden-Ryan
Senior Citizens
Jean Hall
Youth Planning
Nadine Browne
MANAGEMENT
Summit Property Management Services Inc.
General Manager
Jay Williams
Assistant Manager
Wilfred Rodriguez
Assistant Manager
Leacroft Gordon
Controller
William Young
Director of Maintenance
Kelvin Pantaleon
Public Safety Chief
Adolph Osback
Power Plant Director
Corey Jones
Human Resource Director
Dolores Benner
General Counsel
Dean Roberts
President’s Message
MOVING FROM CRISIS TO STABILITY AND BEYOND!
Our development has overwhelming concerns about the pending carrying charge increase. The anger, misinformation, mistrust and misunderstanding has led some to activism, others to fear, despair and wondering how we got here. The need for blame cannot replace our need to work together to find viable solutions for our community.
There is no short answer but what I know is that Rochdale Village must unite and work together with the residents, the board and yes management to address our financial crisis. There is plenty of blame to go around but the hard work, the making of tough decisions and the ability to move ahead must be done, collectively.
- by Jean Hall
Your board has been working day and night trying to make sure the information is disseminated and that meetings are held with decision- makers to continue to address the financial issues at Rochdale. It may be surprising to some, but reaching out to our elected officials did not just take place it has been ongoing for years. Monies and assistance have come from our federal, state and city officials.
Recently, several board members (Khedda Hayden-Ryan, Jean Castro, Stacey Francis, D. Yvette Joy Harris, Talib Bey and Jean Hall) met with NYS Senator James Sanders to discuss the financial situation at Rochdale Village. Senator Sanders’ office has already appropriated two million dollars to help Rochdale complete a roofing project, we are waiting for the funds to be received. Senator Sanders and board members had a productive meeting in which we acknowledged ongoing meetings and planning are a must for our development to move forward. The Senator looks forward to meeting with the community at large to discuss shareholders’ concerns regarding our finances.
Since 2019 Rochdale Village has been arguing that the corporation has been charged too much money in the shelter rent calculations. Due to direct assistance from NYC Speaker Adrienne Adams office meetings were held with New York State Homes and Community Renewal (HCR) also known as DHCR, New York City Department of Finance (DOF), New York City Housing and Development Preservation (HPD), lawyers from DOF and HPD, representatives from the Speaker’s office, General Counsel for Rochdale Village, General Manager Jay Williams, Controller William Young and me. (Note: First VP Khedda Hayden-Ryan attended our first meeting)
Based on those meetings, Cathy Sparks, VP/Director for Office of Integrated Housing Management at HCR notified Rochdale Village that DHCR and HPD have discussed the shelter rent calculations for Rochdale Village. Further HPD agrees with DHCR’s calculation and HPD will prepare a report to NYC DOF with the numbers that DHCR and HPD agreed to. This is good news for Rochdale, and we are awaiting the re-calculations to determine if they will have an impact on the proposed carrying charge increase. This has the potential for a three-to-five-million-dollar credit coming back to Rochdale via credit.
Preliminary meetings were held with the commissioners for the NYC Water Board. The officials are willing to work with Rochdale to develop a plan that will enable the development to address the outstanding payments. However, those discussions are pending the submission of the budget rent determination (BRD) figures to HCR. This will enable Rochdale to articulate the monies available to address the outstanding payments due.
The question has been raised by shareholders how come no one told us. Over the years the path to open discussion has been blocked by the previous board majority. While the former minority board members have been sounding the alarm for some time. It is my belief because the carrying charges were not this high, the alarm bells were not heard. Also, under the previous board majority they stopped board members from exercising their right to host special board meetings and present information of importance to the community/shareholders rather they wanted to shield the community from the truth about our financial picture. When the cooperators session was taken away myself and other board members at the time fought to reinstate the cooperators session (as imperfect as it may be), since being in the majority and now having access to the minutes of the corporation I started the writing of the synopsis of the cooperators session which is now published monthly in the bulletin, and your current board majority reinstated the quarterly cooperator meetings in the groups to impart information is a smaller setting. We fought against having closed board meetings when the prior board majority considered such a move citing that most cooperatives do not host open board meetings. We pushed back saying we are not most cooperatives, and it is important our board meetings remain open. We provided transparency in board spending by voting on the board committee budgets yearly. Previously there was no accountability for board spending and when I began to review past practices and spending, I found some committee’s budgets were co-mingled. I made sure each board committee now has its own accounting number, and the spending is tracked throughout the year. While some may want to point out spending money on events and activities for shareholders as wasteful, I do not hold that sentiment. Additionally, the spending
President, Jean Hall
The rochdale Village bulleTin
for board committees represents less than 1% of the annual operating budget. We also established guidelines for recognizing organizations and passed a motion to recognize House Congress as the tenant association in Rochdale Village.
There were shareholders who did not understand why there seemed to be no discussion at the board meeting held on Monday February 24, 2025, regarding the Chase lease renewal. Some alleged board members were disengaged and appeared to be bored while others implied that something was wrong with the unanimous decision made by board members to grant the lease renewal.
The board meets with management every month prior to the board meeting at what is called the legal and management meeting. These meetings are not open to shareholders as confidential information is discussed. Our legal and management meetings normally run from 7PM to 10:15PM on a good evening, and at times until11PM. In attendance are your board members, management, general counsel, and sometimes representatives from HCR listen in or attend in-person. During these meetings the board questions management directly, at times strongly but always respectful regarding the information presented.
When the lease for Chase was brought up at the legal and management meeting – board members questioned the percentage of increases over the five-year renewal period. We were assured that Chase is paying the market rate which is consistent with stores in this area.
Management specifically advised based on our questions that according to the available data the average cost per square foot for commercial real estate in zip code 11434, Jamaica, Queens is around $39 per square foot. The rate can have a variation based on location, building age, and amenities within the area. Chase Bank is paying the market rate for their space and their 2% escalation rate each year is typical for a commercial lease.
Examples of commercial properties located at:
131-31 Merrick Blvd. 4,000 – 8000 sq ft - $24.00 per sq ft
153-02 Baisley Blvd. – office space – 1000 sq ft - $20.50 per sq ft
231- 11 Merrick Blvd – 6,300 SF - $45.00 per sq ft.
Based on that information the board agreed to renew their current lease for an additional five (5) years with a cost of $41.66 per sq ft and 2% escalation rate each year for the rental space of 4,750 square feet. Also, note the general counsel also reviews the commercial lease and will advise the board accordingly. Should we have given a summary of our discussion looking back on the conspiracy theories that emanated yes.
Also note that board members and I are free to meet with management
throughout the month. Oftentimes informal meetings take place several times during a week.
Going back to the water bill which is another point of anger and frustration for shareholders as the talk about the impending carrying charge increase cited aged payables to vendors as a factor. I am the type of individual when something does not make sense to me, I must conduct my research to gain understanding. I advised management that I wanted to conduct a review of the water bills for the past six months and requested that I see the actual bills which are within my scope as a board member.
Upon my review, I found that Rochdale has meters for each group, mall 1 and mall 2, the power plant has two meters and the gas station, and one supermarket have their own meters. My review revealed that monthly our water bills average $500,000; the power plant is billed quarterly and when the September bill comes, which reflects our cooling months, their quarterly bill can average $500,000. Because during our cooling or summer months, we use both of the power plant’s cooling towers. Which means there will be one month around September when we must factor into our budget a milliondollar payment for water. It appears the bill was not paid for approximately 1 ½ years. This does not mean that I agreed with management’s decision. It allows me to process what needs to be in place, so we avoid this situation going forward. (The average cost per unit may range from $80.00 to $95.00 for water each month)
This development is 60+ years old and like other aging Mitchell Lama developments needs a sound capital and development plan that consists of short range, mid-range and long-term goals. Management has estimated the price tag for all such projects is 450 million dollars. The plumbing alone is estimated to be 210 million dollars. Therefore, strategic planning is a must for our development.
We must work together to move our community forward. Your board members are not your enemy. We are volunteers who give of our knowledge, skills and abilities in service to you, the shareholders, even when we disagree. Some of your board members work full-time jobs, have children under the age of 18, have spouses, have their families both immediate and extended, are retired, etc. but they accepted this call to service. We will pay the same carrying charge increase, we must count our coins and make decisions just like you. We understand your anger and frustration and we ask you to understand we are your partners. And yes, your voices matter!
Working together and developing sound plans as we move forward from crisis to stability and beyond is our roadmap to success.
Monthly
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by Jay Williams
General Manager’s Monthly Report for February 2025
HOW CONTRACTS WORK IN MITCHELL LAMA DEVELOPMENTS:
Rochdale is required, when bidding, to accept the lowest RESPONSIBLE bidder. This does not mean the cheapest or poorest quality. This means the best item/service for the best price. We have on occasion, not picked the lowest bidder because we did not deem their bid to be responsible. In that case we must justify to both the Board and the State. The reasons for this vary but typically it would mean that the item bid was not up to our standard or, in the case of a service to be performed, the price was irresponsibly low. The fact is that here at Rochdale, change orders to contractors are rare and only if there is a provable unforeseen condition or an event beyond the control of the contractor. Management is meticulous in its review of project costs and the Board is diligent in their review of any cost overruns no matter how rare.
BUDGETING IN MITCHELL LAMA:
Mitchell Lama communities are budgeted similarly to not for profit entities. The idea is to bring in just enough revenue to cover expenses. This methodology works if there are no major “bumps in the road” that break the budget. In Rochdale’s carrying charge increase history we can see data points over the last 30 years that point to bumps in the road and the carrying charge increases that follow (see chart below).
When September 11 happened in 2001, a spike in costs caused Rochdale to experience a 19.2% increase from 2003 – 2005. Another example of this was from 2008 – 2010, Rochdale experienced a 30.77% increase as a result of utility cost spikes. Now we have an unprecedented spike in insurance costs industry wide (approx. 300%) and maintenance supply costs that have tripled in the last 5 years. Because of this shortfall, management had to prioritize “must pay” bills to keep Rochdale out of default with our lender and keep services going for the community.
I firmly believe that the only way to minimize the shock of steep increases that occur after global events is to, at least, have a minimum yearly increase. Even if that increase is 1% it will help keep us up to date with our annual staff union salary increases and the inflation on supply costs. I realize this is not a very popular position to take. Based on the data we will continue to be shocked every decade or so by sudden large increases from events outside of our control if we do not hedge against them.
HOPE FOR THE FUTURE OF MITCHELL LAMA SUSTAINABILITY
From February 14th to 16th, the Black, Latino and Asian Caucus was held in Albany. There were several days of workshops and resources for those in attendance. These ranged from MWBE informational panels to employment opportunity booths with varying State agencies. I had the pleasure of being invited to speak on a panel held by State Senator Jessica Ramos of the 13th Senate District. Accompanying me on the panel, was the Political Director of the DC-9 union and a Board Member from Amalgamated Housing Corporation in the Bronx. The purpose of the panel was to discuss the different aspects of sustainability in affordable housing from several different viewpoints. My view was simple. Mitchell Lama’s have limited financial resources, and every dollar has to “stretch”. I want to use union labor, but it’s too expensive. Senator Ramos’s bill proposal (bill# S2523) is a potential long-term fix to my concern.
The Senator’s bill would ear mark $1 billion of taxpayer funding to be accessed by affordable housing communities to complete necessary capital projects. One of the access requirements would be to use union labor. This would help sustain affordable housing and support the union workforce. She fully understands that the $1 billion funding ask is a start. The needs of affordable housing sustainability statewide is a multibillion-dollar fix, but this is a significant step in the right direction. In our case, it would potentially reduce the need to borrow every dollar to keep up with our 60 plus year-old infrastructure.
Next steps for action. For those that have the time and energy, March 4th is lobby day in Albany. On that day residents of NY State can go to their State Assembly and Senator Offices to lobby on behalf of bills that they want to see passed. For those of us that do not have the time to trek to Albany, you should call up/email your NYS Senator and NYS Assembly and ask them to endorse this bill.
NYS Senate bill #: S2523
NYS Assembly bill #: A3996
NY Senate link: NY State Senate Bill 2025-S2523 (https://www.nysenate.gov/legislation/bills/2025/S2523)
Mall
Public Safety Report
- by Chief Adolph Osback
January 2025
The Public Safety department maintains 24 hour / 7 day a week coverage.
COMPLAINTS:
67 Loitering complaints of which 52 were marked as unfounded (officers responded but no loiters were present)
Noise complaints of which 78 were marked as unfounded (officers responded but no noise could be heard)
These verticals resulted in 21 violations being issued and 41 loiterers encountered during the vertical patrols. In addition, 3 tenant verifications were made.
Note: Directed verticals are additional post inspections performed in order to proactively reduce quality of life conditions in designated “hot spots” as determined by community complaints and analysis of various patrol reports.
and
A Message From The Chief
Greetings Cooperators,
On February 13th Public Safety Committee Chairperson Khedda Hayden-Ryan and myself met with newly assigned Deputy Inspector Claxton for a meet and greet session at the 113th Pct. During the meeting we discussed some of the quality of life issues that have historically affected the Rochdale Village Community and agreed to collectively share our resources to combat these problems. Some of the topics discussed were double parked cars in the circle playing loud music during the summer months, continued NYPD monitoring of the corner of Guy R. Brewer and 137th avenue, the anticipated re-opening of the Rochdale City park and some of the potential adverse effects that may come along with it, the narcotics related issues we had in Building # 1 and the methods employed to successfully eliminate this problem.
Adolph Osback Public Safety Chief
A Message FromDeputy Inspector Claxton
OF THE 113TH PRECINCT
Hello, Rochdale Village Community Residents. I am Deputy Inspector Sean Claxton Newly Assigned to the 113 Precinct servicing your area. I’m truly honored to lead the men and women of the 113 Precinct in addressing this communities concerns and conditions. A community that will always be near and dear to my heart, in that I was born and raised here in Jamaica Queens. It is my hope that we will ensure you are able to enjoy an above standard Quality of Life as all residents of this City deserve. And that we continue to keep crime here at record low numbers as we expand on police community relations. I look forward to this opportunity and please keep our Precinct in your prayers.
Thank You!
Controller’s Report -
by William Young
Profit and Loss Financial Statement Narrative
For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Rochdale Village Inc. PROFIT & LOSS STATEMENT FY 2025 vs. Budget Summary of Key Performance Indicators For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Rochdale Village Inc. Summary of Total Revenue For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Total revenue Total revenue For the Eight Months Ended November 30, 2024(FY 2025)Total revenue decreased $(108,000) to $67,410,000 as compared to $67,518,000 in the FY 2025 Budget. Although the Total Revenue was in-line with the Budget, there were variances which are explained below:
Apartment revenue - For the Eight Months Ended November 30, 2024(FY 2025)Apartment revenue was relatively in-line with the FY 2025 Budget at $59,069,000 as compared to $59,997,000 in the FY 2025 Budget.
Commercial rental revenue – For the Nine Months Ended December 31, 2024(FY 2025)Commercial rental revenue decreased $(104,000) to $4,481,000 as compared to $4,585,000 in the FY 2025 Budget. This decrease is due to more vacancies that were anticipated in the FY 2025 Budget. There are recent additions to the commercial revenue that is anticipated in FY2025 that were not anticipated in the FY 2025 Budget which will increase revenues.
1. UJ Pizzeria – Permanently Closed. However, on a positive note, a new Tenant Auntie Ann Pretzels has agreed to terms to rent this space.
JS Diner began paying rent in July 2024.
Brooks Barber Shop started paying rent in July 2024. 4. New Yummy Chinese Restaurant started paying rent July 2024.
5. Quest Diagnostics - Signed a lease and is scheduled to start paying rent Sep 24.
6. Utica Security Services signed a lease and has started paying rent May 2024. 7. Elite - The Hair Studio opened in February 2024 and is now paying rent.
Other Rental Revenue - (Includes Parking) - Other rental revenue decreased $(85,000) to $1,472,000 as compared to $1,557,000 in the Budget. The decrease is related to less Parking lot Rent. NOTE: - Approximately 80% of Other rental revenue is related to Parking revenue.
Community Center Revenue - Community Center Revenue increased $41,000 to $508,000 as compared to $467,000 in the Budget. This increase was related to a Grant received than was not anticipated in the Budget.
Controller’s Report -
by William Young
Rochdale Village Inc. Summary of Total Revenue For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Other Income (accounts - Laundry, & Interest income) - For the Nine Months Ended December 31, 2024(FY 2025)other income decreased $25,000 to $1,501,000 as compared to $1,526,000 in the FY 2025 Budget. The increase is due to an increase in revenue from administrative fees, late fees for cooperators an insurance check received for coverage of certain legal expenses for claims covered by Insurance.
Rochdale Village, Inc. Summary of Administrative, Janitorial & Ground, Maintenance & Operating and Public Safety Expenses For the
Nine Months Ended December 31, 2024 (Fiscal 2025)
Administrative - For the Nine Months Ended December 31, 2024(FY 2025)Administrative expenses increased $953,000 to $5,583,000 as compared to $4,630,000 in the FY 2025 Budget. This increase was related to increases in Telephone, Information Technology; offset, in part, by a decrease in salaries.
Janitorial & Grounds - For the Nine Months Ended December 31, 2024(FY 2025), Janitorial & Grounds expenses decreased $(897,000) to $5,633,000 as compared to $6,530,000 in the FY 2025 Budget. This decrease is related to (1) a decrease ) in Salaries because the FY 2025 Budget was budgeted at Full Staff and we are not at Full Staff and (2) lower than anticipated Ground Maintenance expenses. (NOTE: During the software conversion process, there are reclassifications and mapping issues that will be resolved in the next few months.
Maintenance and Operating costs -For the Nine Months Ended December 31, 2024(FY 2025)Maintenance and Operating costs increased $439,000 to $10,189,000 as compared to $9,749,000 in the Budget. The increase in Repairs Material, tools & supplies is related to the impact of inflation on purchases and approximately $300,000 of costs related to scaffolding for the façade.
Public Safety - For the Nine Months Ended December 31, 2024(FY 2025) Public Safety expenses decreased $734,000 to $3,954,000 as compared to $4,688,299 in the FY 2025 Budget. The decrease is related to thethe Budget projected at Full Staff and we are not at Full Staff. (NOTE: During the software conversion process, there are reclassifications and mapping issues that will be resolved in the next few months.
Rochdale Village, Inc. Summary of Power Plant (Fuel & Utilities), Water, Salaries and Other Expenses For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Power Plant - Power Plant - For the Nine Months Ended December 31, 2024(FY 2025) Total expenses increased $533,000 to $13,401,000 as compared to $12,867,000 in the FY 2025 Budget. This variance is explained below:
a. Fuel & Utilities increased $535,000 or 11.5% as compared to the Budget The increase is due to (1) increased cooperator usage (2) during the Budget preparation in 2022 there was a broken meter which was not discovered till after the FY 2024 & 2025 was finalized. The broken meter distorted the FY 2024 & FY 2025 Budgets. (3) seasonality of the spreading the Fuel & Utili-
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Rochdale Village, Inc. Summary of Power Plant (Fuel & Utilities), Water, Salaries and Other Expenses For the Nine Months Ended December 31, 2024 (Fiscal 2025)
ties Budget cost is based upon prior years % of monthly costs impacts the comparison to actual usage by month, plus weather also contributes to the monthly variances (4) National Grid has passed along a price increase which is impacting costs.
b. Water & Sewer increased $153,000 due to cooperator usage.
c. Salaries & Other - Salaries & Other expenses decreased $(155,000) due higher Contracted Services costs for Electrical & Building Maintenance.
Rochdale Village, Inc. Summary of Insurance, Shelter Rent, Employee Benefits & Payroll Taxes Expenses For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Insurance Expense (Property, General Liability & Workers Compensation) - For the Nine Months Ended December 31, 2024(FY 2025)Insurance expenses increased $838,000 or 12.8% to $7,619,000 as compared to $6,781,000 in the Budget. The increase is related to the significant industry wide increases in General Liability and Works Compensation premiums. This trend continued in our recent renewal where our renewal % increase was 8.7% . That % doesn’t reflect Workers Compensation which renews in March of each year.
Real Estate Taxes (Shelter Rent) - For the Nine Months Ended December 31, 2024, Real Estate Taxes (Shelter Rent) expenses increased $97,000 to $3,247,000 as compared to $3,150,000 in the Budget.
In comparing the HCR Calculation to the NYC billing, it was noted that NYC is over-billing Rochdale by approximately $800,000 to $1,000,000 per year since FY 2020. The Company is in the process of working with HCR, DOF and NYC to recover the over-billing. We should know in the next few weeks the final result.
Rochdale Village, Inc. Summary of Bad Debt, Inventory Usage and Community Center Expenses For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Bad Debt Expense - Bad Debt Expense of $675,000 is an estimate of the write-off of Residential and Commercial receivables that may be required at March 31, 2025. The increase over the Budget is due to more cooperators not paying rent which has resulted in a significant increase in the write-off of receivables. NOTE: That the estimated write-off is a GAAP entry and we still continue to pursue collection of the receivable.
Inventory Usage - The inventory usage account
Rochdale Village, Inc. Summary of Bad Debt, Inventory Usage and Community Center Expenses For the Nine Months Ended December 31, 2024 (Fiscal 2025)
reflects an estimate of the year-end adjustment for the actual inventory taken at 3/31/25.
Community Center - The community center expense decreased $71,000 to $284,000 as compared to $355,000 in the Budget.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Nine Months Ended December 31, 2024 (Fiscal 2025)
Note: For the Nine Months Ended December 31, 2024, (1) Board Expenses were lower than anticipated in the FY 2025 Budget. The Budget was spread out evenly over the year.(2) Election Expenses were in-line with the Budget.
Rochdale Village Inc. Summary of Accounts Payable by Month (4 Month Trend) FY 2025
Rochdale Village Inc. Balance Sheet FY2022, FY 2023,FY 2024 AND FY 2025
PROJECTS IN PROGRESS
Project Name: Convectors
Description: Replace all (20,000) convectors with modern convectors with washable filters, thermostats, and leak prevention.
Status: Installation is complete in the following Buildings: 20,19,18. Awaiting delivery of additional units to complete building #17. We received 998 new convectors; we anticipate an additional 1,000 soon. It became necessary to add freeze protection to the fan coil units to prevent freezing up during winter operation. A change order was approved to add additional equipment to the units for a cost of $1.7 million dollars. Genysis has completed the first pass through in Building 20. Genesys is currently in Building 19 bringing the total retrofit installation total to 259.
Project Name: Parking Lot Repair & Sidewalk/Curb Repair Architect
Description: Repave, restripe, and add expansion parking lots 1, 2,4,5,9a/9b and Big Mall.
Status: O&S submitted revised
FEBRUARY 2025
drawings after receiving the Board’s input. Jay to create RFP for Parking Lot repair/expansion. O&S created RFP for Sidewalk/Curb Repair HM23AE pending approval.
Funding Source: Wells Fargo
Contract Amount: $246,500.00
Money Spent: $50,132.00
Projected Completion: TBD
Project Name: Parking Lot Repave/Repair Contractor
Description: Repave and restripe parking lots 1,2,4,5,9a/9b and Mall 1.
Status: On hold. Three Lots completed: #2 (11 new spaces), #9A (1 new space), 9B. Stasi- Brothers were the lowest responsible bidder awaiting board approval
Funding Source: Wells Fargo
Contract Amount: $2,554,110.00
Money Spent: $489,970.80
Projected Completion: TBD
Project Name: Sidewalk & Curb Repair Contractor
Description: Concrete repair of worst areas campus wide.
Status: Completed: Groups #1, 2, 3 & 5. Group 4 is on hold for Façade work. MSS is the lowest bidder at $360,000 and Board approved.
Funding Source: Wells Fargo
Contract Amount: $369,000.00
Money Spent: $297,293.04
Projected Completion: TBD
Project Name: Deaeration Tank
Description: Used to remove oxygen and other gases from the water that feeds into boilers that generate steam and prevent corrosion.
Status: Deaeration Tank: Installed May 10, 2022. The Unit will be connected to the existing system soon. We anticipate completion in the spring 2024 as work needs to be done in the shoulder season (Power Plant switches from heating to cooling). We will begin upon completion of Deisel #2 to maintain Plant redundancy while we make final connections.
Funding Source: Wells Fargo
Contract Amount: $1,169,000
Money Spent: $1,010,380
Projected Completion: August 2025
Project Name: Diesel Generators
Description: Replace or rebuild two emergency backup diesel generators
in Power Plant.
Status: In Progress - Diesel #2 Is dismantled and parts and quotes for the for necessary work are being reviewed by the project representative.
Funding Source: Wells Fargo
Contract Amount: $4,529,672
Money Spent: $201,392
Projected Completion: July 2025
Project Name: Various
Description: Engineers and Architects and Construction mgmt. - allowance for architect, engineer, and construction mgmt. fees.
Description: Remedial Work for Cooling Towers and Tower Dunnage, Screen-Wall, and other necessary control, filtering and piping life-cycle evaluation and energy management work.
Status: Revaluating the most effective approach for new condenser lines (plumbing) and steel dunnage (cooling tower structural supports and beams).
Funding Source: Reserves
Contract Amount: $115,300
Money Spent: $115,300
Projected Completion: TBD
Project Name: Fire Alarm/Sprinkler in Big Mall
Description: Install sprinkler system as required by FDNY in Mall 1 common area.
Status: Fire Alarm: Sprinkler and Smoke Purge system completed. As of August 11, 2021, we are still awaiting NYC FDNY approval of system. FDNY Application was resubmitted, and we are awaiting FDNY approval. Sprinkler: Completed as of 2/7/2020
Funding Source: Reserves
Original Contract Amount:
$815,000 Change Order: $115,000; Total Contract: $930,000
Money Spent: $648,995.48
Projected Completion: TBD
Project Name: Fire Alarm for 18 Bldgs.
Description: Install fire alarms in
building community rooms as required by FDNY.
Status: Eleven (11) rooms completed (#1, 3, 4, 5, 8, 13, 14, 16, 17, 18, & 20) Bldg. #4 is completed and inspected by FDNY. Bldg. 15 filed at FDNY - Awaiting approval. Eight (8) bldgs. approved by management and sent to contractor for FDNY filing. Awaiting NYCFD approval. HM-23 pending at HCR. HM-180 approved 10/23/19
Description: Certificate required for places where people gather for parties, meetings, etc.
Status: This work is on track with the other renovations of the community rooms. Architect - DOB search for all 20 Bldgs. Architect will file when fire alarms are completed for all 16 social rooms and the 4 nurseries.
Funding Source: Reserves
Contract Amount: TBD
Money Spent: N/A
Projected Completion: TBD
Project Name: Bldg. Community Room Renovation
Description: Renovate all building community rooms including main area, bathrooms, and kitchens. The lathe and plaster ceilings will be removed and re-placed with 24’ x 24’ dropped ceilings.
Status: Bldg. #15 is in progress and twelve (12) Bldgs. are completed: #1, 3, 4, 5, 8, 10, 13, 14, 16, 17, 18, & 20. Two (2) bldgs. remaining for 2023 (#2 & 7) drawings are still pending at DOB for approval. HM23 pending at HCR & HM-180 approved.
Description: Long-term contract for roof repairs and replacement throughout Rochdale Village. The contractor is Bay restoration. Roofing Mfr. is SIPLAST. Completed work carries a 20 year no dollar limit guarantee.
Status: Eight (8) Bldgs. Completed: #1 - 5, 12, 17 & 20. Year 1 (#1, 3, 4, 12 & 17); Year 2 (#2, 5, & 20). Management, Architect & Contractor agreed to close out/ place this project on hold until funding is available. Five (5) remaining buildings (#6, 7, 8, 18 & 19) will be re-bid and done later.
Funding Source: Reserves
Contract Amount: $8,277,850
Money Spent: $5,481,466
Projected Completion: N/A
Project Name: Bulkhead Repairs
Description: Repairs include Pointing, Lintels, Caulking, brick replacement, and Coping Stone Replacement.
Status: Start date: 7/27/21. Nine (9) Bldgs. Completed: #1 - 6, 12, 17 & 20. This project will be placed on hold until funding is available to complete the remaining buildings (7-11, 13-16, 18-19).
Funding Source: Reserves
Contract Amount: $700,000
Money Spent: $205,533
Projected Completion: Re-evaluating
Project Name: Façade
Description: Long-term plan for brick and terrace repairs including Local law 11 work every 5 years.
FAÇADE & BALCONY: Four (4) Bldgs. are completed: #5- 8. In progress: #15 (75%) & 16 (75%). Will recommence with inspection and probes once funding has been approved by the Board. HM-23 pending at HCR. HM-180 approved.
Funding Source: Reserves
Contract Amount: $12,764,400
Money Spent: $5,119,204
Projected Completion: November
FEBRUARY 2025
2026
Project Name: Façade
Description: Long term plan for brick and terrace repairs including FISP each 5 years.
Status: RJSA selected by Management HM-23AE pending at HCR as of 1/28/2020.
Funding Source: Reserves
Contract Amount: $880,000
Money Spent: $812,867
Projected Completion: November 2026
Project Name: Air Monitoring
Description: Service contract
Status: Ongoing
Funding Source: Reserves
Contract Amount: $200,000
Money Spent: $28,694
Projected Completion: N/A
Project Name: Mold Assessment
Description: Service contract
Status: Ongoing
Funding Source: Reserves
Contract Amount: $100,000
Money Spent: $39,940
Projected Completion: N/A
Project Name: Brownfield SSDS Mall 1 & 2
Description: Air clean up underground
Status: Exhaust fan installation completed. Awaiting the Certificate of Completion (COC) from DEC. Mall 1 - JS Cleaners Remediation is completed. Mall 2 - HIP cleaners Remediation is completed.
Funding Source: Reserves
Contract Amount: $411,800
Money Spent: $341,500
Projected Completion: N/A
Project Name: Pylon Signs
Description: Merchant list signs for Mall #1.
Status: In progress. New designsigns awarded to ASG.
Funding Source: Reserves
Contract Amount: $288,683
Money Spent: $250,815
Projected Completion: November 2023
Project Name: Pylon Signs
Description: Merchant list signs for Mall #1.
Status: Structural work for pylon bases was competitively bid and awarded to Sky, Inc.
Funding Source: Reserves
Contract Amount: $145,400
Money Spent: $14,580
Projected Completion: September 2023
Project Name: General Consultant
Description: Service contract.
Status: Ongoing
Funding Source: Reserves
Contract Amount: $210,000
Money Spent: $160,498
Projected Completion: N/A
PROJECTS ON-HOLD
Project Name: Lobby Enhancement & Door Replacement & ADA
Accessible Vestibules
Description: Replace 20 lobby entrances, doors and make ADA complaint.
Status: On Hold. Management is working with Wells Fargo and Freddie Mac on reallocating funds from this project to fund convector change order. This project will be revisited at a later date.
Description: The installation of an elevator, demising walls, and utilities on the 2nd floor of mall.
Status: On Hold. All work is complete and funded except the 2nd elevator which is no longer being done. Management is working with Wells Fargo and Freddie Mac on reallocating funds from this project to fund convector change order.
Project Name: Elevator Modernization & Preventative Maintenance
Description: Elevator modernization including new maintenance.
Status: On hold, however, we are moving forward with the preventative maintenance portion.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: This project
will be reevaluated once funding is available.
Project Name: 15 Cardboard Balers
Description: Machine to compress cardboard waste into small and compact bales.
Status: On hold
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: This project will be reevaluated once funding is available.
PROJECTS TO BE REMOVED
Project Name: Lot 3A/3B Tier 1
Architect
Description: Design Work for Building a tier above Lot 3A/3B to create additional parking
Status: To be removed. Original budget of $5 million no longer applies due to Covid-19, supply chain issues and inflation total cost ow exceeds $12 million for adding approximately 300 new spaces. These considerations make this project financially infeasible. Management will continue to look at other alternatives to address the parking issues.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: N/A
Project Name: Lot 3A/3B Tier 1
Contractor
Description: Building a tier above Lot 3A/3B to create additional parking.
Status: To be removed. Original budget of $5 million no longer applies due to Covid-19, supply chain issues and inflation total cost now exceeds $12 million for adding approximately 300 new spaces. These considerations make this project financially infeasible. Management will continue to look at other alternatives to address the parking issues.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: N/A
Puzzles
Word Search
Crossword
Across
3. Many people choose to do this on Valentines Day
6. The favorite flavor in a box of Valentine candy
8. More people spend Valentine’s Day here than indoors
11. What color rose do you give to a friend on valentines day
14. Love interest of Juliet
15. This internal organ was believed to cause love in Medi-
Down
1. What major invention was patented on Valentine’s Day
2. 17 million Valentines cards are bought for these
4. Name of the singer of Top Ten hit in 1961 “Cupid”
5. Valentine’s Day is mentioned in this Shakespearean play
7. 35 million of heart shaped boxes containing these are sold on Valentines Day
9. Most common phase said on Valentines Day
10. Love interest of Romeo
12. How many Valentines day are given each year
eval times
ADMIRER BE MINE BOUQUET CHAMPAGNE CHERUB
18. Receive the most amount of Valentine’s Day cards
20. 10 million Valentines cards are bought for these
22. 8 billion of these kind of hearts are manufactured each year
24. What a mix of red and white roses typically means
13. Purchase about 85% of Valentine’s Day cards
16. Cupid’s name in Greek mythology
17. How many billion dollars Americans spend on jewelry for Valentine’s Day
19. The U.S State that produces most of the country’s red roses
21. Percentage of flowers purchased by women for themselves on Valentines Day
23. 250 million of these are grown just for Valentines Day.
25. Causes heart rate to increase to 110 beats per minute
26. What fruit was once known as a “love apple” for aphrodisiac properties
27. What country calls Valentines Day Friends Day
28. the mother of Cupid in Roman mythology
29. What color rose is sent on Valentine’s Day to say, “I’m sorry”
30. What the X’s and O’s stand for at the end of a letter
FEBRUARY IS
BLACK HISTORY MONTH
Community Center Black History Month Movie Series
In honor of Black History Month, the Community Center hosted two Sunday afternoon movie events -- on Sunday, February 2, 2025, attendees watched “The Six Triple Eight”, a story of the only U.S. Women’s Army Corps unit of color stationed overseas during World Ward II (directed by Tyler Perry). On Sunday, February 23, 2025, “Selma” (directed by Ava DuVernay) was originally scheduled, but due to availability, attendees instead learned about the first black woman elected to congress by watching “Shirley” (directed by John Ridley).
MINDING YOUR BLACK BUSINESS
The Queens Chamber of Commerce, NYC Small Business Services, NYC Council Speaker Adrienne Adams, and the Rochdale Village Community Center celebrated black businesses with a panel of successful entrepreneurs who shared their successes, setbacks, and more to others with similar goals on Wednesday, February 26, 2025. The Panel included: Kevin Livingston (100 Suits), Catanya Gillam (Nana’s Love LLC), Autumn Starr (Hip Hop Burger), Natalie Greaves (Greaves Communication Strategies), and Aleeia Abraham (Blaque Resource Network).
(Photo Credit : Shannon Vassell.)
(Photo Credit : Community Center.)
super bowl 2025
On Sunday, February 9, 2025, Cooperators filled Room 11,12,13 in the Community Center, ready to see the Kansas City Chiefs take on the Philadelphia Eagles in the Superbowl LIX. The game was played by the teams in the Caesars Superdome located in New Orleans, Louisiana. The Eagles took an early lead going into the Halftime Show with a great performance by Kendrick Lamar, before going on to take the whole thing, though the Chiefs did their best to make a comeback. Final score: 22 to 40, Philadelphia Eagles won! Cooperators got to watch all the fun with plenty of food and refreshments and had a great time.
(Photo Credit : Larry ‘Love’ Moore.)
2025 watch party
Black History Month
Did
you know...?
Bayard Rustin (pictured left) is most famously known for being a key adviser to Martin Luther King Jr. in the mid-1950s. With labor leader A. Philip Randolph, he originated the idea and led the organizing effort for the 1963 March on Washington. Although arrested several times for civil disobedience and open homosexuality, he continued to fight for equality until his death in 1987 at age 75. A biopic on his life was released in 2023 called “Rustin” starring Colman Domingo.
Jack Johnson became the first African American man to hold the World Heavyweight Champion boxing title in 1908. He held onto the belt until 1915.
Sadie Tanner Mossell Alexander (pictured right) was a pioneering Black professional and civil rights activist of the early-to-mid-20th century. She was the second African-American woman to receive a Ph.D. in 1921 and the first one to receive one in economics in the United States. She was also the first Black woman to receive a law degree from the University of Pennsylvania Law School and went on to become the first Black woman to practice law in the state, as well as the first national president of Delta Sigma Theta sorority (1919 to 1923).
charles r. drew, known as the “father of the blood bank”, was an American surgeon and medical researcher. He researched in the field of blood transfusions, developing improved techniques for blood storage, which helped to save thousands of lives during the war.
Jane Matilda Bolin (pictured left) was destined for litigious greatness. Her father, Gaius C. Bolin, was a lawyer and the first black person to graduate from Williams College. She was the first black woman to graduate from Yale Law School, the first to join the New York City Bar Association and the first to join the New York City Law Department. She then became the first black woman to serve as a judge in the United States when she was sworn into the bench of the New York City Domestic Relations Court in 1939.
max robinson was an American television journalist and the first African American man to anchor a nightly network newscast. Robinson was also the first African American to anchor a local news program in Washington, D.C.
When Alvin Ailey Jr. (pictured right) founded the Alvin Ailey American Dance Theater, unbeknownst to him, he was making history for black dancers and theatrical artists. As a dancer, director, choreographer and activist, his group and his school, Alvin Ailey American Dance Center (later Ailey School) were havens that nurtured Black artists and expressed the universality of the African-American experience through dance. Though he passed in 1989, his theater and school have continued to have a cultural impact that is still felt today.
the “Black Edison,” Garrett Morgan began his career as a sewing-machine mechanic before patenting an improved sewing machine design and a hair-straightening product, among other inventions. His breathing device, known as a safety hood, later provided the blueprint for World War I gas masks. In 1923, Morgan invented a safer traffic light.
Poetry & Art Corner
UNTITLED
By Leonora Henry
Love is that feeling that you feel
When you are about to feel the Feeling That you have never felt before.
Love is amazing, it’s boundless careing, Faithful and forgiving, love is divine and free can neither be purchased nor hired. Love is demonstrative, it takes an action, A warm embrace, the strong arm that guides The trembling feel, the soft kiss that heals The hurt, the pleasant smile that changes the gloom, the spoken words of cheer or Sympathy that comforts the brokenhearted and the life laid down for a friend are All done in love.
Love comes from the heart it is honest, humble, pure, sincere and true, like
A fountain it springs up, bubbles and overflows there is enough for every creature.
Many have vowed “Till death do us part”, do they ever? Those treasured loving memories that were stored away return day after day bringing laughter or tears of joy to a sad soul.
Love is tenacious as the shadow it
Will not let go its like honey to the Honeycomb, love and marriage a horse and carriage, one cannot go without the other.
Love cannot die, if you have it and do not use it you are sure to lose it, The more of it you give the more of it you’ll have so just remember everyday to give more of your love away
Love is never lost you will find it someday in someone’s heart.
WHAT MAKES A POET?
By Anthony Blake
Portrait of their own words
The masterpiece being the sentences expressed
The need to tell
Organizing the words
Mind Thinker
What was said, and how it was said
Reader’s reaction
Journey through the Alpha Letter by Alpha Letter
Inner soul with an embracing spirit
Words just right
Artistry within
Purpose, Theory and Understanding
Courage to step out
Inspiration ranking high
Creativity like no other
Poets have their own style with words
Words unite
Imaginary, but not ordinary
It doesn’t matter what kind of writing nor when Just write on
An inner Poet needing the emotion to come out
You are a Poet, but don’t want to show it
Put those words together, and let the world know it
Pure know how natural.
VALENTINE’S DAY MENU
By Anthony Blake
Love surrounds us
Love me tender
Ever so smooth
Captivated Love
Roses are red
Pebbles divine
Devoted love to each other kind
We have no boundaries only desires
Loved unlimited
Years of love sip Kisses that fit
Sweet beyond candy
Sugar always the right ingredient
Love you now even more
The culprit arrow of love everlasting
Love still strong, and caressed in your arms I will always belong
Happy Valentine’s Day
Now and forever more
Champagne glass lift
Kiss to lips
I, TOO
By Langston Hughes
I, too, sing America.
I am the darker brother. They send me to eat in the kitchen
When company comes, But I laugh, And eat well, And grow strong.
Tomorrow, I’ll be at the table When company comes. Nobody’ll dare Say to me, “Eat in the kitchen,” Then.
Besides, They’ll see how beautiful I am And be ashamed—
I, too, am America.
KEEP THE FAITH YES, BELIEVE
By Alanda I. Wasserman Edwards
Keep the Faith Yes, Believe Have Faith and Believe!!!
Trust and Hold on to your Faith
Knowing all will be will with the Lord On your side.
Life trials and tribulations are sure to Come our way nevertheless we know
That our hope and refuge and strength
Can be drawn from the Lord above Not leaning into the arms of Flesh For understanding but Trust in God
In Psalms 23; The Lord is our Shepherd We shall not want; and He shall Lead us be still waters in green Pastures…
Let us holdfast to faith during all times Whether good, bad, happy or sad, knowing We can believe no matter what The circumstances life brings – there Are great blessings in store as the lord Leads us along in Faith yes, We Believe!!!
SHARE YOUR VOICE
Submit your original poetry, spoken word, or artwork to be published in the Rochdale Village Bulletin! Send to mrichards@rochdalevillage.com
By Byron Plummer
I’ll paint you a Rainbow to hang on the wall,
To brighten your heart when the grey shadows fall,
On a canvas of joy out lasting the years, With a soft brush of sweetness to dry all Your tears,
I’ll paint you a Rainbow with colors of smiles,
That glow with sincerity over the miles,
On a palette of wors I will tenderly blend,
Tones into treasure of sunlight and wind,
I’ll paint you a Rainbow that reaches so wide,
Your sighs and sorrows will vanish inside, And deep in the center of each different hue,
A memory fashioned especially for you,
So lift up your eyes, for suspended above,
A Rainbow designed by the fingers of love.
RAINBOW PRINTS
See what’s going on in and around our community... There’s a little something for everyone!
abouT rochdale Village coMMiTTeeS
Cooperative living embraces the principle that we are a community that works together for the common good. This means each resident plays an active role in supporting their community, and ultimately, each other. Cooperators may join any committee by simply calling the board office, 718-275-5700 ext. 3360 and request your name be added to the members list. You are free to join as many committees as you choose!
Monthly Meeting Minutes
Date: 2/6/25
Location: Club Lounge
coMMuniTy cenTer coMMiTTee
Chairperson: Khedda Hayden-Ryan
PLANNED AGENDA:
1. Reviewing events for 2025
2. Planning for the future
3. Open
ANNOUNCEMENTS:
I would like to take a moment to express my heartfelt gratitude to our dedicated committee members. Without your complete commitment and tireless efforts, the events of last year would not have been possible. Your hard work has made a significant impact, and on behalf of all the shareholders who enjoy those events, I thank you. I could not have done it without you. I appreciate all of you.
DISCUSSION:
I wanted to take a moment to reflect on the success of our events last year. The positive feedback we received indicates that the events not only met but surpassed the goals we set for engagement and satisfaction.
I am pleased to share some highlights of our pass events, which have been made possible through the support of our wonderful sponsors. Our first event featured generous sponsorship from The Door Restaurant and Bartenura Wines, resulting in an exceptionally beautiful gathering for the veterans of our Village.
Additionally, the New Year’s Eve party was another standout occasion, with a remarkable contribution of $25,000
from a sponsor. This allowed us to provide each attending shareholder with a $25 discount off last year’s ticket price, making the event even more accessible. While these events are planned within our budget, the enthusiasm from external sponsors is both exciting and encouraging. It demonstrates the community’s desire to support our initiatives, ensuring that we can offer high-quality experiences in our village. As we move forward, we remain committed to attracting more sponsors to help maintain affordability for our shareholders. Our goal is to ensure that every shareholder can enjoy upscale events right here at our Co-op, fostering a sense of community and connection.
UPCOMING EVENTS:
The committee has decided to bring the following events back to Rochdale for 2025
1. Food Truck Festival
The Food Truck Festival, held the week before Mother’s Day, is a vibrant celebration of diverse culinary flavors from various nationalities. This special event brings together food trucks representing, offering our community a delicious array of options to savor. It’s a day for families to gather, eat, and mingle while enjoying live music in a festive atmosphere.
2. Cigar and Game Night
Cigar/Game Night, held as a prelude to Father’s Day, is a special evening dedicated to celebrating the men of our village. It’s a time for fathers and father figures to gather, enjoy fine cigars, play games, and embrace camaraderie in a relaxed atmosphere. This event
serves as a heartfelt acknowledgment of the hard work and dedication that often goes unrecognized. The men of our village.
3. Music Festival
Traditionally, the Music Festival consists of four Sundays of the following genres:
1. Gospel
2. Jazz
3. R&B
4: Reggae
This year, we have the unique advantage of five Sundays in August, allowing us to extend our musical offerings. The committee is exploring the possibility of introducing Hip Hop and Rap as a new genre for one of the Sundays. This addition aims to attract younger attendees and create a more inclusive. atmosphere, fostering a deeper connection with our youth.
4. Fall Festival
Rochdale Village Fall Festival, an outdoor event that celebrates the diverse talents and creativity of vendors from Rochdale and surrounding communities. This festival is a wonderful opportunity for local artisans and entrepreneurs to showcase and sell their merchandise, fostering a sense of community and support for local businesses Goals for Improvement: This year, we aim to build. on last year’s success by enhancing our planning and execution. Our focus will be on streamlining registration, improving vendor support.
5. Veterans Day Celebration
Veterans Day celebrates incredible sacrifices made by the men and women
who have served our nation. This day provides us with an opportunity to express our heartfelt gratitude to those who have dedicated their lives to protecting our freedoms. The event will allow our servicemen and women to share their personal stories, providing us with insights into their experiences and the challenges they faced. We believe that this intimate gathering will not only celebrate their bravery but also foster a deeper understanding and appreciation within our community.
6. New Year Eve Celebration. The last event of the year brings in a New Year at home. In closing we recognize the need to expand our committee to include more passionate individuals dedicated to bringing significant events to our community.
We invite those interested in contributing their time, ideas, and energy to join us. Together, we can build a committee that not only enhances our events but also reflects the rich tapestry of our community.
NEXT MEETING: Thursday, March 6, 2025
Meeting ended at: 8:15 p.m.
Attendance: 12
Minutes submitted by: Khedda Hayden-Ryan
CANCER AWARENESS SUPPORT GROUP SUB-COMMITTEE
Date: February 25, 2025 7:10 P.M.
Location: Club Lounge
Chairperson: Jean Randolph-Castro
Secretary: Tina Young
ANNOUNCEMENTS:
The Committee sent out well wishes and speedy recovery to our dedicated secretary Ms. Tina Young.
DISCUSSION:
» The chairperson welcomed and thanked everyone for coming, stating it is always a pleasure to see everyone is attendance. The meeting is an avenue for those attending to come out and get information and support for those who are suffering or have family members suffering from this deadly disease cancer.
» Special guest Ms. Linda Bulone, Research Nurse Manager of Queens Hospital Cancer Center, was introduced to the committee.
» The following highlights on cancer in general were given:
♦ African American are highly affected by cancer, and there still hasn’t been much research done on African Americans as compared to Caucasians
♦ There are not may studies done on African Americans as compared to Caucasians
♦ African American women are more affected by breast cancer
♦ African American men and women are more affected by colon
cancer
♦ In 2021 a drug came out to treat Tripple negative breast cancer which affect African American women the most, the ethnicity background of the representation of how this drug was studied was with 64% Caucasian, 20% Asians and only 4.5% African Americans
♦ In 2022 a second drug was developed to also treat Tripple negative breast cancer and the ethnicity represented on the study was 48% Caucasians, 40% Asians, 3% Hispanic and 2% of African Americans
♦ There is a 40 percent higher death rate of African American patients
Chairperson, Khedda Hayden-Ryan.
Chairperson, Jean Randolph-Castro.
coMMuniTy cenTer coMMiTTee
CANCER AWARENESS SUPPORT GROUP SUB-COMMITTEE
with cancer as compared to Caucasian patients
♦ It is being looked at to do a screening test for all patients across the board. Cancer can be detected in the blood
♦ Our lifestyle can also play a huge part. Having a healthy lifestyle is very important for our overall health. A major risk factor for lung cancer is smoking. Quitting can lower the risk for lung cancer.
Monthly Meeting Minutes
Date: 2/20/25 Time: 7:12pm
Location: 16
Chairperson: Keysha Beasley
PLANNED AGENDA:
1. Shredfest preparation
2. How can we as shareholders help minimize vermin throughout the campus
3. Open
ANNOUNCEMENTS:
This year the annual shredfest will be held one day only
DISCUSSION:
1. The committee discussed ways in which we (shareholders) can help combat the influx of roaches throughout the development. It is extremely important for shareholders to bag all garbage that is
Monthly Meeting Minutes
Date: 2/13/25 Time: 7:00pm
Location: Club Lounge
Chairperson: Khedda Hayden-Ryan PLANNED
♦ A high BMI is a risk for cancer.
♦ Exercising, eating health such as avoiding red meat and portion sizing is very important.
» One of the goals of the committee is to help and give back. The decision was made by the chairperson and the committee members to give a donation of $500.00 to Queens Hospital Cancer Center and $200.00 to St. Jude Children’s Research Hospital. These two do-
nations will come from the donation funds collected for the 2024 Cancer Walk. Thanks to everyone in the community who donated, and to a dedicated committee member who collects dimes every year giving a donation of $90.92. Thanks to everyone who came out and participated in the cancer walk, constantly showing your support.
UPCOMING EVENTS:
MainTenance coMMiTTee
put in the garbage chutes. Containing food items helps minimize the roaches in and around the garbage chutes. Roaches can create nests in areas not visible by shareholders and this often times can go undetected. The garbage chutes are exterminated and power washed to help eliminate the nest. We ask that WE ALL DO OUR PART AND BAG ANY AND ALL GARBAGE. Shareholders are prohibited from dumping food outside on the grounds, please refrain from feeding stray cats, birds and squirrels. We encourage you to visit Baisley Pond Park if you enjoy feeding the wildlife.
2. Shareholders are reminded that you can call and request the onsite exterminator if you are seeing roaches or mice in your apartment or building. Calling and reporting
helps us to help you.
3. The committee would like to make a recommendation, effective March 2025 all shareholders should break down their boxes before disposing of them. The committee would like to support our maintenance team. In an effort to help minimize the time spent on breaking down boxes will allow maintenance to focus on other areas. The committee would like to have this reminder placed in the weekly flyer, monthly bulletin and posted on the electronic boards.
4. Recommendation #2 is to remove the address signs in each section to eye level. The committee discussed how this would be helpful for EMS, FDNY and all delivery carriers. We understand that purchasing new signs is not within our current budget, however if we can
None
NEXT MEETING: Tuesday, April 29, 2025, at 7:00 P.M.
Meeting ended at: 8:35 P.M. Attendance: 18
Minutes submitted by: Jean RandolphCastro
explore an option that compliments esthetically would be appreciated.
UPCOMING EVENTS:
The annual Shredfest and electronic disposal is coming back in May of 2025 (1day only)
I was honored to be selected to serve on a special panel responsible for evaluating candidates for the new position of
Deputy Inspector for the 113th Precinct. This role involved a thorough review of candidates, comparing their qualifications, and participating in discussions to select the most suitable individual for this critical position. The selection process for the Deputy Inspector was successful, and the chosen candidate was Deputy Inspector Claxton, He was proactive in wanting to ensure that the 113 Precinct effectively serves the Rochdale Community. Once seated he immediately reached out to the Chief and myself to meet and plan steps towards addressing any concerns and setting clear expectations. This collaborative approach can help in aligning the precinct’s services with the needs of the community. That meeting was held on February 13, 2025 @ 5pm right before this monthly meeting for Public Safety Committee meeting. The next step in our community engagement process will be to invite the inspector to one of our upcoming public safety meetings.
This will provide a valuable opportunity for the inspector to speak directly with all individual shareholders.
During this meeting, the inspector will have the chance to present his ideas and vision for our community. We encourage each of you to share your thoughts and suggestions as well, fostering a collaborative dialogue that will help us work together effectively.
Your input is crucial in making this union complete, and we believe that by coming together, we can enhance the safety and well-being of Rochdale Village.
UPCOMING EVENTS:
As the Public Safety Committee, we are committed to engaging with our community and implementing ideas that will enhance the overall safety and well-being of our neighborhood. To that end, we are pleased to announce
the following initiatives:
1. Emergency Awareness Program: We are anticipating the return of the highly successful Emergency Awareness Program that was previously attended by over 200 people. This program aims to educate our community on emergency preparedness and response, ensuring we are all well-equipped to handle potential crisis situations.
2. CPR Training Class: We are exploring the possibility of offering a CPR training class for interested shareholders. This class will provide valuable life-saving skills and empower our community to respond effectively in medical emergencies. Before moving forward, we will conduct a survey to gauge the level of interest and ensure that the cost of the class is justified.
3. Recognizing our Security force This year the committee would like to recog-
Chairperson, Khedda Hayden-Ryan.
Chairperson, Keysha Beasley.
Public SaFeTy coMMiTTee
nize the hard work of our security personnel, award those who work for the community and we believe it can also boost morale and encourage everyone to strive for excellence. A luncheon or a dinner could create a positive atmosphere for celebrating achievements and discussing the importance of security.
4. At last, but not least the National Night Out. Our National Night Out is an annual community-building campaign aimed at enhancing relationships between neighbors and law enforcement while fostering a sense of community. Which is held on the first Tuesday of August, the event encourages residents to get to know their neighbors, promote crime prevention, and strengthen community bonds.
I would like to address the recent discussions surrounding the funding for National Night Out and the compari-
Monthly Meeting Minutes
Date: 2/5/25 Time: 10:00am
Location: Grand Ballroom
Chairperson: Jean Hall
son to hosting a community festival.
It has come to my attention that there are questions regarding the expenditure of approximately $9,000 on awards, candles and food (for a selected few) for National Night Out.
While I appreciate the effort behind this event, I believe it’s essential to consider the broader implications of our spending choices.
1. Purpose of National Night Out National Night Out serves as a vital initiative to promote community safety and strengthen the relationship between residents and law enforcement. This event fosters neighborhood camaraderie and encourages active participation in crime prevention efforts.
2. Cost Comparison: The argument can be made that for a modest increase in budget—from $9,000 to $12,000—we
could organize a more elaborate community festival. This festival would not only include food and awards but also offer entertainment, activities, and opportunities for local businesses to participate.
3. Community Benefits: A community festival has the potential to engage a larger audience, support local businesses, and celebrate our community’s diversity. It would create an environment where residents can connect, share experiences, and foster a sense of pride in our neighborhood.
4. Encouraging Research:** I encourage all to research the true meaning and impact of National Night Out and compare it with the benefits of hosting a community festival. Understanding the historical effectiveness of both initiatives can lead to more informed discussions about our community’s priorities.
In conclusion, investing in a community festival could yield greater longterm benefits for our residents and enhance the sense of safety and unity that National Night Out aims to achieve. I welcome further discussion on this matter.
I strongly encourage all shareholders to participate in these initiatives. Your engagement and feedback are crucial in shaping a safer and more resilient Rochdale Village.
there were a total of 18 vacant commercial stores between Mall 1 and Mall 2.
Co-Chairs Jean Randolph-Castro & Clara Sheppeard
PLANNED AGENDA:
1. Welcome
2. Breakfast is Served
3. Management Presentation – Jay Williams, Wil Rodriguez and Leacroft Gordon
4. Special Poetry Presentation for Black History Month
5. Information on SCRIE and DRIE applications
ANNOUNCEMENTS:
N/A.
DISCUSSION:
The meeting opened at 10:00AM; all were welcomed by Chair, Jean Hall (JH). Committee member Vanessa Sessoms led the morning prayer before breakfast was served.
Rochdale’s management team Summit Property Management was introduced by Chair JH. The management team is Jay Williams, General Manager, Wil Rodriguez, Assistant General Manager and Leacroft Gordon, Assistant General Manager.
Management shared a PowerPoint presentation with the committee that highlighted the following:
• Commercial Services – July 2023
• To date – we have secured 16 new leases for stores – most have opened while several others are scheduled to open over the next 18 months. We have opened: Elite Hair Studio (mall 1), Brooks Barber & Spa (mall 1), JS Dining (mall 1), New Yummy (mall 1), Crunch Fitness (mall 1), Carewell Medical (mall 1) Pending openings: Auntie Anne’s (mall 1), Tesla charging stations (mall 1), Utica Security Services (mall 1), Healing QI Oasis (mall 1), Atlantis Management Group (mall 1), Robert Golightly, DDS, PC (mall 1), Align Women’s Health (mall 2), Connective Strategies LLC (mall 2), Quest Diagnostics (mall 2) and Nature’s Plan (mall 2).
• The income projections: Over a 5-year period we project going from $686,032.25 yearly to 1.2 million yearly – the projected 5-year total income 5.5 million for mall 1 and mall 2 will go from $88,542.39 to $160,249.92 over 5 years; for a total of $701,973.00 in total income for the 5-year period. Bringing our combined revenues over a 5-year period to 6.9 million!
• Maintenance – Recently we have refinished the ballroom floor. We will be installing new natural gas
alarms in all units to comply with a NYC local law this spring, we are continuing with the convector project – we have finished group 5 and are now working in group 2. We are in the final stages of securing the new contract with Hercules Laundry – new machines and dryers are on the way.
• Staff training is important to us. In 2023/2024 the following training was provided: costumer service, leadership training, safety training (done yearly), sexual harassment training (done yearly), employee development and YARDI training a new software product for management.
• The upcoming training will include customer service and diversity training.
• Financial Overview – Management has developed the following top 3 goals:
1. Goal #1 – Balanced budget and begin climbing out of debt over a 5-year period.
2. Goal #2 – Complete local law 11 (FSIP) cycles 9 and 10 work
3. Goal #3 - Address shareholder’s arrears
A brief Q&A session was held with management. Management indicated to those who still had questions that they would stay after the close of the meeting and address those questions.
Our own Gwendolyn Whitted gave a meaningful tribute to black history month with a poem which highlighted all of the remarkable inventions that black people are responsible for.
Ms. Gianni Estes from the senior center provided information to the membership regarding the SCRIE and DRIE programs and benefit and entitlement programs that older adults may be entitled to. Handouts were provided.
Note: it was difficult for the last two presenters to be heard therefore, Chair will ask them if they can re-present at the beginning of our next meeting.
UPCOMING EVENTS: N/A
NEXT MEETING: Monday, March 4, 2025
Meeting ended at: 12:00 PM
Attendance: 123
Monies collected were $121.00 Minutes submitted by: Jean Hall, Chair Chairperson, Jean
Hall.
SynoPSiS oF cooPeraTor’S SeSSion
- for January 27, 2025 board meeting
Chairperson, Dr. Althea Hicks opened the cooperator’s session at 7:0PM.
Question: Directed to General Counsel regarding House Congress and its organization. Specifically, questions regarding the regulations from the State.
Response: All were advised that the Board of Directors recognized House Congress approximately two (2) years ago. Further, it is the responsibility of the shareholders to take their necessary action to make this organization viable.
Note: It was stated by the current president of House Congress that the organization has reestablished itself and the first meeting will be in March 2025.
Question: Has there been an outcome for the decision regarding the budget and the proposed carrying charge increase.
Response: Management will present the board with a resolution tonight regarding the budget and the proposed carrying charge increase. The vote will enable management to complete the Budget Rent Determination (BRD) documents and submit to HCR for their review. The resolution seeks to submit a balanced budget to HCR which includes a carrying charge increase. HCR will review the BRD and make a determination regarding the carrying charge increase. Shareholders will be given the opportunity to provide comments and objections to HCR on the carrying charge increase. HCR will also schedule a rent conference and that information will be distributed door-to-door to all shareholders.
Question: Last year there were some notices in my building regarding reports of brown water and whether the responsibility lies with management or New York City and that a study being conducted. I would like to note I only see brown water when using the hot water. What is the status?
Response: Not sure when the last notice of brown water was issued. Normally notifications are sent out by DEP or maintenance. However, you indicated you see the brown water when using the hot water. This may be related to the heat exchangers. Therefore, I will have that checked tomorrow, normally the heat exchangers are cleaned every January and there may be some sediment in the line. No current study is being conducted.
Question: I have concerns about the water issue. The previous person stated that there was a time when the cooperator had to run the water for 20 minutes and given the amount of the water bills in Rochdale that is concerning. Next, what is the projected carrying charge increase? Is that what the board will be voting on tonight?
Response: No reply was provided to the concerns about the water. The board will be voting on the increase tonight.
Question: I have had numerous problems in my apartment, cracks in the walls and things, different things happening and they send the men up to correct it. However, when they come to do the work, it is not done properly. I say this because two months after work is done, I have the same problem. And this keeps recurring.
Response: When work is done in your apartment, if you have an issue, you should reach out to your group manager. They will come and check the work to make sure it was done correctly and take appropriate action if it was not.
Question: What is the specific amount of the carrying charge increase that will be voted on tonight?
Response: The budget will cover a two-year period, which will balance our budget by covering our projected deficits. In addition, HCR now requires housing companies to be able to cover outstanding accounts payable. Therefore, the proposed carrying charge also will address a 5-year proposal to pay off our existing accounts payable. There is a two-part proposal for the first year at 22.3% and the second year at 4.5%.
Note: It was stated that since 2017 there may have been a carrying charge increase almost every year.
However, in 2017 there was no increase; in 2018 there was no increase; in 2019 there was a 2.9% increase, the same year the corporation took out a 190-milliondollar loan; in 2020 there was no increase; in 2021 there was a 2.9% increase, in 2022, there was no increase, in 2023 there was a 3.76% increase; and in 2024 there was a 3.62% increase.
During COVID the Board chose to delay the increase due to the devastation of the pandemic and its economic hardships on shareholders. Because of that delay there was approximately a $1.7 million loss in revenue, however, the expenses that the corporation incurred still had to be paid.
Note: Management posted the presentation regarding the proposed carrying charge increase options on the Rochdale Village website and established an email for shareholders to submit questions.
Question: When the next budget and finance meeting is held the State will be present, is that correct?
Response: Management stated that was correct. However, that is incorrect, at the next budget and finance meeting the state will not be a part of that meeting. The state sets itsown timeframe for meetings to discuss the proposed carrying charge increase which is not a part of the budget and finance committee meeting.
Question: We owe 13 million to the NYC water board. Has an agreement for payment been established?
Response: No, we are still working through that process.
Question: The Legionnaires disease, I have health issues, and I want to know what has been going on in building 7 for the last six to seven months. Do we have any idea when this is going to be over with?
Response: A follow-up test as per the Health Department has been conducted which resulted in a very low percentage rate of positive hits. We are working with the Department of Health to do another day of substantial remediation just to make sure that we get everything out of the building. We should receive notification from the Dept of Health in a few days and then we will be posting information about where we are with the process in the building.
Question: I have continuous issues with a leak in my bathroom. The last time they broke into the wall and came back to fix it the work was not done properly.
Response: Kindly provide your information and we will send someone to your unit in the morning.
Question: Is Rochdale going to hold a session for cooperators to assist them with the application process for programs like SCRIE, DRIE, FHEPS?
Response: As management has done in the past information on assistance programs will be made available to shareholders.
Question: Will Rochdale be looking at increasing the maximum income limits since there is going to be a carrying charge increase.
Response: Yes.
Notification: I have contact with the Department of Social Services, the Executive Director for outreach, who is willing to come to Rochdale to do some outreach to help residents with various programs.
No further questions, the cooperator’s session ended at 7:43PM.
The next meeting of the Board of Directors will be on Monday, March 24, 2025 via Zoom at 7:00 p.m. There will be no in person meeting until April 2025.
board oF direcTorS MeeTing Q & a -
for January 27, 2025 board meeting
Ques: Why are we in such a deficit?
Ans: The affordable housing sector of NY has experienced extreme rises in insurance cost from 2020 to present. Our insurance was $4 million in 2020 and is now $14.4 million. In addition to that materials have increased 3-fold causing budgetary deficits.
Ques: Who do I contact to have furniture removed from my apartment for trash and do I have to pay to have it removed?
Ans: Our maintenance staff is only here for apartment repairs and common area cleaning. We don’t have staff to remove furniture. Please bear in mind the bulk garbage must be placed in the garbage area before 3pm.
Ques: The proposed options range from 26-44% increase. According to the documentation provided to us the numbers show that a 29% increase will pay back the bills in 1 year. With that being said, why would increase option be so much higher than the 29%? Can we expect the rent increase to be removed after the arrears are paid off:
Ans: The lowest option presented was only to cover our current shortfall.
Ques: Why was the rate change for 2025 carrying increase? What happened to the 3.5 or 5.3 for 2025 and what is the effective date?
Ans: We had 2 previous increases in 2023 and 2024 for 3.6 and 3.5. These increases unfortunately were not enough to cover the escalations in our insurance and maintenance supply costs.
Ques: There’s talk about carrying charge increase, what is the plan for parking?
Ans: There are no current plans to increase parking.
Ques: How can it be expected that residents can handle such a steep increase?
Ans: The increase is steep because our escalating costs are drastic. This is based mainly with our insurance costs that have gone from $4 million to $14 million in the last 5 years. This has occurred to Mitchell Lama housing across the board.
Ques: Was Tesla the only company asked to have charging stations here?
Ans: So for Tesla is the only charging stations slated to come to Rochdale.
Ques: The meeting last Thursday. It was stated that over 1000 seniors have not completed the SCRIE application. What process will be put in place to assist those who needs to apply?
Ans: Management is going to do targeted mailings to those seniors in need. We will also employ the help of our NORC and Senior center.
Ques: Will there be an audit for the carrying charge increase. An account for the $12 million areas in the water bill?
Ans: Rochdale is audited by a 3rd party accounting firm every year. The $12 million arrears with the water is due to prioritizing the mortgage and other bills so that services are not suspended for Rochdale residents.
Ques: Building 8A also experiencing brown water from the hot water side.
Ans: For brown water issue please call either your group office or central maintenance do that an investigation can be implemented. Central maintenance contact 718-276-5700 ext3530.
Ques: There is a major ongoing infestation of roaches and mice in building 18, what is being done about this issue?
Ans: We have an exterminating company onsite weakly if these issues are occurring in your apartment please contact your group office. We will reach out to the exterminator concerning the bldg18 common areas.
Ques: I wanted to find out why there is no work done if needed on Saturdays?
Ans: We do scheduled work on Saturdays. Please reach out to your group office to set up an appointment.
Ques: The attorney is meeting with one person, Mr. Chandler but is he meeting with House Congress as a group?
Ans: I do not want to speak for the attorney, but I do not think he would mind meeting with House Congress as a group if that is requested. Note: This is the General Counsel for Rochdale Village and he may respond to a question via phone but he is not personally meeting with shareholders.
Ques: What is the status of the laundry room contracts?
Ans: The current contractor is on a month to month. Legal and Management are working to finalize the contract with the new vendor. We will keep the community posted as we get closer to the change.
Ques: Is everyone able to meet with the attorney on a 1-1 basis?
Ans: This is not typical, but I have seen this occur from time to time.
Ques: I just became are resident last year August, and the lease says the charge will be a certain amount for the next 3 years I believe. Will that change in the next few months?
Ans: Unfortunately, and increase will be occurring in the next 6-8 months as a necessity to balance our budget and begin to clear up our vendor arrears.
Ques: Will there be another meeting on the increase?
Ans: Yes, there will be at least 1 more in person meeting. Notices and alerts will go out to the community once the dates are set.
Ques: What is the purpose of the large increase? Why is there such a high water bill? Management should have to open the books. Complete 3949-A and let the department of Treasury do the Audit.
Ans: We have a yearly audit done by a 3rd party account firm. There have been several meetings regarding the financial state of Rochdale and other Mitchell Lama communities. Please make sure to attend, read the financial report in the monthly paper, read the minutes from past management reports and past budget and finance committee meetings.
Ques: With the insurance going up over 300% has board shopped around for a different carrier also why, what is the reason of our insurance ballooning up 300%.
Ans: Every year the insurance is rigorously shopped. We are one of the many Mitchell lama communities experiencing the same issue.
Ques: The young lady asked what is the proposed rent increase percentage will be? The question was never answered.
Ans: It was not answered because it is on the agenda for a vote tonight. Please be advised that this will not be final as NYS HCR will be reviewing and submitting their final decision.
Ques: I agree with the quality Control checks, it should be automatic because we as shareholders are not contractors. Cosmetic checks should be in place without shareholders having to call back and forth.
Ans: Additional staffing would be required for in person quality control checks. This is something that must be assessed by Management and the Board.
Ques: How will we know and who is deciding to factor want the increase should be? Do the shareholders have a say?
Ans: To be clear, our supervising agency NYS HCR will give us their final number.
board oF direcTorS MeeTing Q & a
- for January 27, 2025 board meeting
There will be a public rent conference hearing with shareholders.
Ques: Is there a way to reduce pricing after getting out of debt?
Ans: The plan to get out of debt is a 5-year plan. After the 5 years is over, a budget analysis will be conducted at that time.
Ques: My life has been threatened by a neighbor in my building more than once. I reported to security, and again to management and no response or calls from Mr. Keller has been made. Why not? This is a safety concern.
Ans: I remember us dealing with this issue quite some time ago (over 1 year). If there has been a new occurrence let me know so that we can have someone from our investigations unit reach out to you.
Ques: What about the decline in service in our building #8 Section C?
Ans: Please specify the area of decline so that management can address the issue.
Ques: What about the people who are not paying rent?
Ans: All shareholders that are not paying carrying charges are in court. The courts are slow but we see some shareholder making payment plans. Others are working on other funding eg. One shot deal, other are being evicted.
Ques: Are we making up that deficit as well?
Ans: This is the plan.
Ques: What is RV doing about tenants who are not paying their rent and are they being taken to court to evict them? Hopefully this situation is being handled expeditiously so that RV can pay their bills.
Ans: All shareholders that are not paying carrying charges are in court. The courts are slow but we see some shareholders making payment plans. Others are working on other funding eg. One shot deal, others are being evicted.
Ques: Do we have a say as cooperators in these rent increase as people that pay the rent? Can we say no if the increase is too high?
Ans: Ultimately, we are supervised by NYS HCR. They are required to ensure all Mitchell Lama’s have a balanced budget. Option 1 is the lowest responsible increase we can present.
Ques: Is there any other options for the possible carrying charge increase? Ex. Can it be increased in phases, ex. 11%, 11%? 22.3% is very high. Most of us are getting little to no wage increases.
Ans: We are required to present a balanced report. 11% in year 1 doesn’t do it. We understand that this is steep. After many months working the budget and expenses this was the lowest increase we could responsibly present.
Ques: If there hasn’t been an increase in over 20 years, how is it fair that newer cooperators are footing the bill for years of deficit they have nothing to do with? Pigging back on the guy that moved in 2019.
Ans: This is not fair. Unfortunately, we must balance the budget so that we do not sink any deeper into our deficit.
Ques: Maintenance is not being honest about issues in our apartment.
Ans: For any apartment issues please reach out to your group office or central maintenance at 718-276-5700 ext.3530.
Ques: Why are these loans not being paid? Why do you need all these loans?
Ans: All loans are being paid. The issue is with the vendors that service Rochdale. To upkeep Rochdale either shareholders must pay out of pocket all at once or Rochdale must take out loans. Loans are much lower cost to residents.
Ques: What is the difference between a tenants’ association and House Congress?
Ans: I believe in our case the definitions are interchangeable.
Ques: Why only Tesla there, were no other companies asked to come here?
Ans: We were negotiating with another company but is did not pan out. Ques: Who will be held accountable for the prior Malfeasance?
Ans: There is no Malfeasance. We have a yearly audit done by a 3rd party account firm. There have been several meetings regarding the financial state of Rochdale and other Mitchell Lama communities. Please make sure to attend, read the financial report in the monthly paper, read the minutes from past management reports and past budget and finance committee meetings.
Ques: So the moderator picked and chose the questions that were answered. There is no way Rochdale should be taking out these loans.
Ans: All loans are being paid. The issue is with the vendors that service Rochdale. To upkeep Rochdale either shareholders must pay out of pocket all at once or Rochdale must take out loans. Loans are much lower cost to residents.
Ques: I recently was verbally assaulted from Lt. I have sent multiple email left multiple messages for Mr. Jay Williams, Mr. Rodriguez, Chief Osback. I have been contacting them for update as well as concerns. I cannot get a return email or call back.
Ans: Mr. Wilfred Rodriguez and Chief Osback have contacted you. I know his because I was copied. I will have them send you and update on the investigation this week.
Ques: Why aren’t nonpaying residents asked to pay their unpaid rent before a rent increase is implemented? And how can you guarantee they will pay a higher rent? Also, will the increase occur in 2023 or this year?
Ans: We cannot wait for the courts to make payment plans or evict as needed. We anticipate that the next increase will occur in 6-8 months.
Ques: What was the outcome for the parking expansion and emailing parking feedback@rochdalevillage.com for the shareholders input?
Ans: Those projects have been put on hold indefinitely. We will have maintenance remove the posters.
Ques: Hello I think my question was misunderstood are there any plans for making more available parking spot? Last month my catalytic converter was stolen on Bedell street. Street parking is not ideal for residents who live here.
Ans: There is no current plan to expand parking due to our financial constraints. However, we are actively selling open spaces. Please reach out to the parking coordinator in the management office at 718-276-5700
Correction: Just wanted to add a correction the rental supplement for families facing eviction is FHEPS aka Family Homelessness Eviction Protection Supplement.
Ques: In regards to shareholders who are on fixed income and pay their rent, especially seniors what do you proposed to do?
Ans: We are working to alert seniors who are eligible for programs such as SCRIE. SCRIE freezes carrying charges in place for those eligible.
Ques: Knowing that an increase in occurring why do we cooperators have to pay for items that break apart in our apartment for myself I was told I have to pay for new faucet and my door to my apartment the bottom lock not functioning and I am responsible to pay for a new lock repair like I cannot claim this in my taxes. Do I still have to pay the lock?
Ans: In a Coop there are certain expenses that are the shareholders responsibilities. It is different in a rental.
board oF direcTorS MeeTing Q & a - for January 27, 2025
Ques: There are 100’s of unoccupied unpaid for parking spaces in all of your cooperators parking lots. How can you raise rent and management does not collect all potential earning from cooperators parking. The same spots Mr. Rodriguez and Mr. Jay Williams were informed of being used. Mr. Rodriguez said specifically this is not a priority. What other areas is management neglecting that could go towards our budget maybe lower rent.
Ans: There are not hundreds of spaces unoccupied. Please remember that recently parking spaces were revoked for nonpayers causing the additional unoccupied spaces. Management is actively renting out the newly vacated spaces
Ques: Has the commercial spaces contributed between reducing from 20% to 5%. And how are the percentages towards expenses determined?
Ans: The 20%/5% ratio is historical and has not existed in my 11 years tenure in Rochdale. We are almost fully rented in commercial and those rents go up every year for all tenants.
Ques: Is this going to be a medical facility where the old dry cleaners was?
Ans: There is a medical facility going in the former dry cleaner space. This is a different medical facility than what was voted on tonight.
Ques: Regarding tenants who are not paying their rent and are they being taken to court expeditiously.
Ans: All shareholders that are not paying carrying charges are in court. The courts are slow but we see some shareholders making payment plans. Others are working on other funding eg. One shot deal, others are being evicted.
Ques: I did reach out in person to my group office they told me no work or any handy work on a Saturday or from Genesis the contractor.
Ans: Please send me your bldg. section and apartment and we will rectify this.
Ques: The units being installed have bleeding screens. Why are defective units being installed? When are these units going to be repaired? All five of my units have bleeding screens. Why don’t the contractors have borders to replace the borders removed during convectors installation? Why aren’t the washers and dryers being serviced? Why is Rochdale using the same contractors for the laundry room to install the convectors? There is an issue with them and they lost the laundry room contract. Why doesn’t Rochdale use industrial mouse traps to help with the ongoing issue with mice?
Ans: If there are issues with your convector please reach out to your group office. I do not know what you mean by bleeding screens. Repairmen are still onsite to service laundry room machines. We are using Woodside for laundry and Genesys for the convector project. Different companies, different staff members. We have a 3rd party exterminating company is hired to service our buildings.
Ques: Why is Rochdale always in deficit?
Ans: I have been here 11 years. We are not always in a deficit hence why there were many years with no increase.
Ques: Will the maximum income also be increased? A 22% increase with a surplus is a lot.
Ans: The max income is a different issue but related to our financial position. The increase voted on tonight would not have a surplus. It would only be enough to cover our budget for 2 years and begin paying vendor arrears over the next 5 years.
Ques: Are you all really being transparent with this information to us?
Ans: All financial information is published monthly and an annual report is distributed yearly. In addition to group meetings and the board holds budget and finance committee meetings. This is a lot of transparency.
board meeting
Ques: I see there is no response as of yet for the questions about making more available parking spots. Since so many loans are being taken out can one be taken out to build up a garage with multiple levels so shareholders can have a safe place to park?
Ans: There are not current plan to expand parking due to our financial constraints. However, we are actively selling open spaces. Please reach out to the parking coordinator in the management office 718-276-5700.
Ques: Why is Rochdale always in arrears?
Ans: I have been here for 11 years. We are not always in a deficit hence why there were many years with no increase.
Ques: Does the board treasurer have CPA credentials?
Ans: Those are not requirements for Board members. The Rochdale Village comptroller has CPA credentials.
Ques: I’m not seeing our regular maintenance guys who normally do each floor and hallways downstairs as much as before.
Ans: Their schedules have not changed. Maintenance makes regular checks in the buildings. If there are issues, please contact your group office or central maintenance to have these issues addressed 718-276-5700 ext. 3530.
Ques: Will the maximum income be increased with this carrying charge increase?
Ans: Yes
Observation: R-25 has the wrong date (January 27, 2023) needs to be changes.
Ans: Thank you. We will reach out to the stenographer to amend.
Ques: With all the money that we are paying, how are we controlling the traffic of unwanted people coming into our building. People will actually wait there by the call box like they are waiting for someone to buzz them in.
Ans: I have made a note for public safety to make adjustments pertaining to this issue.
Ques: Do the Board pay carrying charges?
Ans: Yes
Ques: My question was not addressed, it was regarding the income guidelines and surcharges.
Ans: Carrying charge increase inherently change the income level. Surcharges, depending on your excess in income over the limit, are reduced as increase occur.
Ques: Who is the moderator
Ans: Jay Williams
Ques: I do not believe Rochdale books are up to par. All these loans and Rochdale is crumbling. All cooperators should complete a 3949-A and let the Department of Treasury state all is well
Ans: All financial information is published monthly and an annual report is distributed yearly. In addition to group meetings and the board holds budget and finance committee meetings. This is a lot of transparency.
Ques: Since we are longer becoming affordable housing more like normal housing can we truly be treated as shareholders and sublet our units if necessary?
Ans: All Mitchell Lama regulations and rules still apply to Rochdale Village.
Ques: Can you give an example of fees for shareholders who are paying surcharge? Will someone be available to evaluate potential fees for this group if needed?
board oF direcTorS MeeTing Q & a
- for January 27, 2025 board meeting
Ans: Surcharges are very specific to the shareholder. A better approach would be for those shareholders to reach out to management for more clarity.
Ques: Are all available units being rented out? Rochdale has such long backlog.
Ans: We are 1% vacancy. We are renting the apartments as quickly as possible.
Ques: Is there a way to get a digital version of spending and budgets? Can we request an excel or CSV file of the same data we got on paper?
Ans: The monthly bulletin is also online monthly to include full financial report.
Ques: Why are we still renovating the mall when Rochdale doesn’t have money in the budget?
Ans: There are no mall renovations currently happening.
Ques: Can we stop having duplicate events with the social service agencies within the community center such as NORC and senior center. It’s redundant.
Ans: These 2 organizations have different mission statement. Also, they are not funded by Rochdale Village.
Ques: Why do you guys do with the equity that is collected when we move in? I paid approximately 20,000 dollars you can’t really say you don’t have any money? There must be loopholes in the budget you should be audited by the treasury.as
Ans: All equity is held in an equity account. Again, all accounts/finances are audited yearly.
Ques: Shareholders should have the things they are asking for in order to raise any type of rent? Rochdale need to probably see out bankruptcy or other ways to fix their deficits stop passing the bill to low income residents.
Ans: Rochdale is overseen by NYS HCR. They require all Mitchell Lama communities to have a balanced 2-year budget. Bankruptcy is not a viable option.
Ques: Is the gas meter an extra added expense? Is this included in our maintenance?
Ans: It is an added expense. But we must comply with NYC local laws or eventually face fines.
Ques: Is this a requirement by the fire department?
Ans: It is a requirement by the NYC Department of building.
Ques: Will be able to see what actually looks like? Funding
Ans: We will get a picture out to the community in the next few weeks.
Ques: Is it possible to submit Request for Extension to Local Law 157, the law was approved back in 2014-2015, due to the amount of apartments/units at the complex makes it impossible to complete with making availability to May 1st? Funding must be allocated from the States as well as its outside means budgeted.
Ans: Management is working on grant application from different elected officials.
Ques: Is our mayor and locale senator or assembly person able to assist with funding for gas detectors including implantation costs.
Ans: Management is working on grant application from different elected officials.
Ques: Have anyone thought of other ways to collect revenue aside from raising the rent? Why don’t we rent out our spaces to the community and private entities to hold events for the constituents.
Ans: Management and the Board are working on other conceptual revenue streams to include land development.
Ques: Why are we fighting to get funding?
Ans: We apply for funding and tax incentives regularly.
Ques: Have we reached out to the New York City mayor and governor and ask for assistance. Rochdale should do everything in its power to remain affordable housing.
Ans: The effort needs to be the full community. Numbers matter and we are a large voting block. Management and the Board are working on a possible petition. More information should be available in the next few weeks.
rochdale Village board oF direcTorS MeeTing Resolutions - January 27, 2025
R01-25:
Moved by: Jean Randolph-Castro
Seconded by: Talib Bey
WHEREAS, 3P Cafe’ d/b/a Salis Cafe’ Agreement Lease dated November 1, 2020 by and between Rochdale Village, Inc., (“Landlord”), as landlord, and 3P Cafe’ d/b/a Salis Cafe’ is requesting a lease assignment as per below. The letter of Assignment request will not change the function of the business as it relates to its tenancy with Rochdale Village. The entity name change is an internal restructuring with 3P Cafe’ d/b/a Salis Cafe’.
ASSIGNOR: 3P Cafe’ d/b/a Salis Cafe’
ASSIGNEE: Cornbread and Caviar Restaurant & Catering, LLC (“CBC”)
WHEREAS, Mr. Derk Price remains the sole owner of 3P Cafe’ d/b/a Salis Cafe’ and Cornbread and Caviar Restaurant & Catering LLC (CBC). Each entity is within the same location 169-75 137th Avenue, Jamaica, New York 11434.
NOW THEREFORE, BE IT RESOLVED, Cornbread and Caviar Restaurant & Catering LLC (“CBC”) is approved by Rochdale Village, Inc. Board of Directors. FOR
Keysha Beasley Talib Bey
Nadine Browne Janine Cross
Cody Hamblin Yvette Joy Harris-Smith
Althea Hicks Sheila McKenzie
Jean Randolph-Castro Kamal Saleem
Lisa Stark
ABSTAIN
Stacey Francis Jean Hall
Khedda Hayden-Ryan
ABSENT
Jacqueline Telfer
Eleven for, three abstentions, one absent; motion passes.
R02-25:
Moved by: Stacey Francis
Seconded by: Janine Cross
WHEREAS, Align
rochdale Village board oF direcTorS MeeTing Resolutions -
Thousand Two Hundred Fifty (1,250) square feet in Mall 2 for five (5) years;
WHEREAS, Align Women’s Health NP PLLC the terms of the lease are attached; and
WHEREAS, Simone Lomax is the primary owner of Align Women’s Health NP PLLC.
WHEREAS, Align Women’s Health NP PLLC shall use and occupy the demised premises as a professional medical Nurse Practitioner office and for no other purpose.
THEREFORE, BE IT RESOLVED, Align Women’s Health NP PLLC is approved by Rochdale Village, Inc. Board of Directors.
FOR
Keysha Beasley
Talib Bey
Nadine Browne Janine Cross
Stacey Francis Jean Hall
Cody Hamblin Yvette Joy Harris-Smith
Khedda Hayden-Ryan Althea Hicks
Sheila McKenzie Jean Randolph-Castro
Kamal Saleem Lisa Stark
ABSENT
Jacqueline Telfer
Fourteen for, one absent; motion passes.
R03-25.
Moved by: Khedda Hayden-Ryan
Seconded by: Nadine Browne
WHEREAS, Health Insurance Plan of Greater New York Agreement Lease dated as of August 31, 1999, by and between Rochdale Village, Inc., (“Landlord”), as landlord, and Health Insurance Plan of Greater New York (“HIP”) is requesting a lease assignment as per below. The Letter of Assignment request will not change the function of the business as it relates to its tenancy with Rochdale Village. The entity name change is an internal restructuring with Health Insurance Plan of Greater New York.
ASSIGNOR: HEALTH INSURANCE PLAN OF GREATER NEW YORK, a New York not-for-profit corporation
ASSIGNEE: ADVANTAGECARE PHYSICIAN SUPPORT SERVICES, LLC, a Delaware limited liability company
NOW THEREFORE, BE IT RESOLVED, Health Insurance Plan of Greater New York, a New York not-for-profit Corporation is approved by Rochdale Village, Inc. Board of Directors.
FOR
Keysha Beasley
Nadine Browne
Talib Bey
Janine Cross
Stacey Francis Jean Hall
Cody Hamblin Yvette Joy Harris-Smith
Khedda Hayden-Ryan
Althea Hicks
Sheila McKenzie Jean Randolph-Castro
Kamal Saleem Lisa Stark
ABSENT
Jacqueline Telfer
Fourteen for, one absent; motion passes.
R04-25:
Moved by: Stacey Francis
Seconded by: Khedda Hayden-Ryan
WHEREAS, Health Insurance Plan of Greater New York, a New York Not-for-profit Corporation has agreed to renew their current lease for Twelve Thousand Five Hundred Twenty-Nine (12,529) square feet in Mall 2 for two years; and
January 27, 2025
WHEREAS, Health Insurance Plan of Greater New York, a New York Not-for-profit Corporation the terms of the lease are attached
WHEREAS, Health Insurance Plan of Greater New York, a New York Not-for-profit Corporation will occupy the demised premises as a Professional Medical Facility and no other purpose.
NOW THEREFORE, BE IT RESOLVED, Health Insurance Plan of Greater New York, a New York Not-for-profit Corporation is approved by Rochdale Village, Inc. Board of Directors.
FOR
Keysha Beasley
Talib Bey
Nadine Browne Janine Cross
Stacey Francis Jean Hall
Cody Hamblin Yvette Joy Harris-Smith
Khedda Hayden-Ryan Althea Hicks
Sheila McKenzie Jean Randolph-Castro
Kamal Saleem Lisa Stark
ABSENT
Jacqueline Telfer
Fourteen for, one absent; motion passes.
R05-25: ORIGINAL MOTION
Moved by: Kamal Saleem
Seconded by: Talib Bey
WHEREAS, Rochdale Village, Inc. (“Rochdale”) prepared operating budgets for Fiscal Years ending March 31, 2026 and March 31, 2027; and BE IT RESOLVED, that the Board of Directors approves the Budgets for Fiscal Years 2026 and 2027 pending approval by New York State Homes and Community Renewal; and
BE IT FURTHER RESOLVED, that the Board of Directors approves a carrying charge increase of 22.3% in year one and 4.5% in year two, pending approval by New York State Homes and Community Renewal.
AMENDMENTS TO MOTION R05-25:
Moved by: Janine Cross
Seconded by: Khedda Hayden-Ryan
WHEREAS three options were presented for Board review.
Option 1 would entail a increase of 22.3% first year and 4.5% second year.
Option 2 would entail an increase of 34.7% first year and 5% second year.
Option 3 would entail a 29% increase the first year and a 5% percent increase the second year.
WHEREAS the loan will encompass a balanced budget the next fiscal year and pay back all vendor arrears and the water bill in the next five years and enable us to takeout a loan to fix all of the facades in over twenty buildings.
FOR
Keysha Beasley Talib Bey
Nadine Browne Janine Cross
Jean Hall
Khedda Hayden-Ryan
Althea Hicks Jean Randolph-Castro
Kamal Saleem Lisa Stark
ABSTENTIONS
Stacey Francis Cody Hamblin
Yvette Joy Harris-Smith Sheila McKenzie
ABSENT
Jacqueline Telfer
Ten for, four abstentions, one absent; amendments to motion passes.
R05-25: AMENDED MOTION
rochdale Village board oF direcTorS MeeTing Resolutions - January 27, 2025
Moved by: Khedda Hayden-Ryan
Seconded by: Talib Bey
WHEREAS, Rochdale Village, Inc. (“Rochdale”) prepared operating budgets for Fiscal Years ending March 31, 2026 and March 31, 2027; and.
WHEREAS three options were presented for Board review.
Option 1 would entail a increase of 22.3% first year and 4.5% second year.
Option 2 would entail an increase of 34.7% first year and 5% second year.
Option 3 would entail a 29% increase the first year and a 5% percent increase the second year.
WHEREAS the loan will encompass a balanced budget the next fiscal year and pay back all vendor arrears and the water bill in the next five years and enable us to takeout a loan to fix all of the facades in over of twenty buildings
BE IT RESOLVED, that the Board of Directors approves the Budgets for Fiscal Years 2026 and 2027 pending approval by New York State Homes and Community Renewal; and
BE IT FURTHER RESOLVED, that the Board of Directors approves a carrying charge increase of 22.3% in year one and 4.5% in year two, pending approval by New York State Homes and Community Renewal.
FOR
Keysha Beasley
Talib Bey
Janine Cross Jean Hall
Khedda Hayden-Ryan Althea Hicks
Jean Randolph-Castro Kamal Saleem Lisa Stark
ABSTENTIONS
Nadine Browne Stacey Francis
Cody Hamblin Yvette Joy Harris-Smith
Sheila McKenzie
ABSENT
Jacqueline Telfer
Nine for, five abstentions, one absent; amended motion passes.
R06-25:
Moved by: Janine Cross
Seconded by: Yvette Joy Harris-Smith
WHEREAS, the Board of Directors hosts committee meetings to foster civic engagement through informational meetings, cultural programs and activities and community events.
WHEREAS, funds are needed to cover expenses for the myriad of events and programs throughout the year.
THEREFORE, BE IT RESOLVED, that the committee budgets submitted for the following are approved and the monies will be taken from operations; the monies are also contained in the two-year proposed budget.
Board Expense General
Budget & Finance
Commercial Services
Community Center
Community Relations
Media & IT
Environmental
$116,880.00
$2,500.00
$8,000.00
$68,785.00
$23,000.00
$3,000.00
$5,000.00
$4,000.00
$4,000.00 Public
Senior Citizens
Youth Planning
For a total of
$18,000.00
$34,000.00
$55,000.00
$352,165.00
Keysha Beasley Talib Bey
Nadine Browne Jean Hall
Cody Hamblin Yvette Joy Harris-Smith
Khedda Hayden-Ryan Althea Hicks
Sheila McKenzie Jean Randolph-Castro
Kamal Saleem AGAINST Lisa Stark
ABSTENTIONS
Janine Cross Stacey Francis
ABSENT
Jacqueline Telfer
Eleven for, one against, two abstentions, one absent; motion passes.
BOARD MEMBERS
Althea Hicks
Chairperson
Jean Hall
President
Khedda Hayden-Ryan
First Vice President
Keysha Beasley
Second Vice-President
Cody Hamblin
Third Vice-President
Nadine Browne
Fourth Vice-President
Stacey Francis
Secretary
Yvette Joy Harris-Smith
Assistant Secretary
Kamal Saleem
Treasurer
Sheila Mckenzie
Assistant Treasurer
Talib Bey
Janine Cross
Jean Randolph-Castro
Lisa Stark
Jacqueline Telfer (Not Present)
Jay Williams
General Manager
Wilfred Rodriguez
Assistant General Manager
Leacroft Gordon
Assistant General Manager
Dean M. Roberts, Esq. Corporate Counsel
Norris, Mclaughlin
William Young
Controller
Kelvin Pantaleon
Director Of Maintenance
Adolph Osback
Chief Public Safety
Corey Jones
Director Of Power Plant
David George
Assistant Director Of Maintenance
SUMMIT PROPERTY MANAGEMENT SERVICES, INC.
2024 STRIDER OF THE YEAR Obituary for Marie Clay
On Thursday, February 13, 2025, the New York Road Runners (NYRR) honored the best runners and teams in New York City at its 44th Annual NYRR Club Night. The Rochdale group’s very own Cheryl Lee won Strider of the Year, an award that is “presented in recognition of dedication and achievement by a member of the NYRR Striders, a free walking, running and fitness program that offers physical activity for older adults looking to lead a more active life and meet people in their local community – all in a safe space.” Congrats!
MSENIOR CENTER ARTS & CRAFTS TEACHER
arie Clay was born in Jamaica, New York to proud parents, Edward and Violet Clay on June 29, 1927. She was the oldest of four children.
Marie worked for the US Postal Service as an administrative assistant. At the same time, she worked for the Postal Union for the district of Queens. While in the union, she organized and led many charitable events. After 25 years of service with the Post Office, Marie retired as a Supervisor of Training.
Marie was a member of the Loquacious Social Club - a club of women who loved to talk. She enjoyed traveling and visiting London, Hawaii and many of the Caribbean islands. She also enjoyed going to shows at Radio City Music Hall and on Broadway with her morn, family and friends. During Marie’s retirement years, she, along with her sister-in-law started an arts and crafts program at the Rochdale Village Community Center. She taught adults and young children crocheting and crafting for over 15 years.
Marie enjoyed being at the Community Center and participated in many of their programs.
Marie was an independent and strongwilled person. She didn’t wait for approval from others to achieve her goals. Marie, also known as Rie Rie by her many nieces and nephews, was a loving person. If you were near her, she would grab your hand gently but held it with a firm grip. Once Rie Rie had your hand, you knew you
couldn’t leave, so you stayed and listened to her tell you a story. Rie Rie’ s mind was younger than her years because she could tell you stories about the family and moments in her life that happened many years ago. We will miss hearing those stories.
Marie touched many lives and will be missed. She leaves to mourn her passing a host of nieces, nephews, grand and greatnieces/ nephews and friends.
(Photo Credit : Shannon Vassell.)
SENIOR CENTER CELEBRATES BLACK HISTORY MONTH
Senior Center Valentine’s Day Brunch
Sometimes, the best way to celebrate is with brunch and that is what the Senior Center did on Friday, February 14, 2025 with a great array of food and fresh omelettes. Once full, they hit the dance floor, of course.
GROWN AND SEXY PLAY
The Senior Center members may be in their older years, but they said they can still get down with the best of them. Their play, called a “Red Light Special”, undoubtedly proved this as the performers entertained their audience with enjoyable scenes and jokes on Wednesday, February, 12, 2025.
On Tuesday, February 4, 2025 the Senior Center celebrated Black History Month with a lesson from Raphael Sanders, Master Drummer. They discussed the history of the drums, the different beats, dances, and there was even some audience participation.
