Featured Story: NYC Council Speaker Adrienne Adams
Serving over 25,000 cooperators in the world’s second largest housing cooperative.
Women’s History Month
Community Relations Committee, along with State Senator James Sanders Jr., Honors Women In Construction for Women’s History Month.
(Photo Credit : Gail Dobbins).
ROCHDALE VILLAGE BOARD OF DIRECTORS 2023-2024
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
MAKING CHOICES
Greetings,
For the past several weeks I have read and listened to comments such as:
1. Why weren’t we told about this.
2. Call and write to NYS Attorney General, IRS etc.
3. How about DOGE coming here.
4. Sweetheart deals.
5. When did you stop paying the water bill, when did you tell the board and how much do we really owe.
6. Management is lying, this is the same old management company.
7. Mismanagement and corruption are running wild.
8. I cannot afford this, you are trying to run us out of here, you do not care.
9. Predatory loans and high interest rates.
10. LIES, LIES, LIES
11. I got court records. I can see names and amounts, there are not 500 people in court.
- by Jean Hall
I could go on and on; but what would that gain us? Would monies drop from the sky, or can we put all those we blame in jail and wait for years for us to win our lawsuit(s). Maybe we can make the elected officials wave a magic wand and all our problems will go away.
But maybe we can make a choice, yes demand accountability and begin to really understand the state of your investment. We can admit that we do not have sufficient revenues to meet our expenses. We can collectively have a conversation which is solution based. Solutions can be categorized into short-term, mid-term, and long-term.
I will start:
9 How do we improve communication between management, the board and our shareholders.
9 When the financial information is delivered door-to-door, what should be our next steps. Can a better job be done in how we explain the numbers.
9 On a monthly basis how can the financial information in the bulletin be reformatted to make it easier for shareholders to understand.
9 Should the board do away with hosting community wide and special events such as the July 4th celebration, Family Day, Juneteenth, Women’s History Month, Veterans Appreciation, Father’s Day Cigar Night, National Night Out, New Years Eve Party, Music Festival, Fall Festival, Cancer Walk, Children’s Easter Egg Hunt, and Shred Fest to name a few.
9 Should we hold the supervising agency, New York State Homes and Community Renewal (HCR) accountable for their oversight. Did they not see this coming as well.
9 Should HCR come back to attend board meetings, as many cooperatives did not like the oversight and laws were changes which no longer required the HCR representatives to be present at board meetings.
9 Should we unite with sister cooperatives and fight for legislation that provides needed financial support to Mitchell Lama housing developments for necessary repairs to their aging infrastructure.
9 What type of projects can our elected officials assist with; what resources can they provide to Rochdale specifically.
9 How can we effectively develop the land at 137th Avenue.
9 Are we receiving the proper income from the Baisley land.
9 How can we add additional floors to our community center which is definitely needed.
9 Are there other avenues for us to use our air space for development, adding to our income stream.
9 When the carrying charge is implemented what safeguards and reporting do we want to see.
9 When an agreement is reached regarding the water bill what monthly reporting related to the payment plan and billing do we want to see.
9 How can those who are not paying their fair share with the carrying charges be brought to current status or evicted.
We need real choices and solutions for our financial crisis. We all have a role to play in this community no matter how big or small in how our community handles this crisis. Blaming and shouting can only go so far. I am looking for shareholders who are ready to join together with your board and achieve viable results.
Leadership is not about talking loudly, giving misinformation or misleading information.
Leadership does not seek to embarrass their neighbors by posting a link which exposes them to unnecessary disclosure and pits us against each other.
Rather leadership has a vision and builds relationships which seeks to build a winning team and an engaged community. Leadership understands and welcomes the bitter with the sweet. Leadership in our community will foster and support the best not the divisive rhetoric that has taken hold. Leadership will not allow this community to be torn apart by anyone new or old. Leadership has a backbone.
I will fight just as hard as I have in the past against those seeking to destroy the fabric and trust of this community no matter what their intentions may be. Rest assured I stand for community and shareholders first and always.
I am not afraid of good trouble, necessary trouble. We are a community built on family and its time we stand up and unite as we make choices to move us from crisis to stability and beyond!
President, Jean Hall
President’s Report -
by Jean Hall
Board President’s Monthly Report for March 2025
SPECIAL BOARD MEETING – MONDAY MARCH 10, 2025
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.
The special board meeting was held on Monday, March 10, 2025. Approximately 116 questions were received. All of the questions submitted were addressed at the meeting. I wanted to stop the notion that we pick and choose what questions to answer, everyone’s questions are important to me.
Seven (7) people requested to speak in public, however 3 speakers were present, and one question was taken from the floor. Although scheduled for two hours the meeting went a little over three hours.
I fully understand that emotions are high as it relates to the financial situation and upcoming carrying charge increase. I will ask that as we engage in discussions that we remember to do it in a respectful manner. Management may not be your cup of tea and your anger may be directed in their direction but respect in our public discourse is a must. There were displays of disrespect that was cheered by the audience and display of unprofessionalism by a board member that was jeered by the same audience. At the end of the day, we are and must be better than that in our communications with each other no matter how high tensions get. I will treat everyone with respect, and I expect that from all others.
WORKING TOGETHER FOR SOLUTIONS
I want to thank each and every volunteer that has helped and is helping with the petition to seek assistance from our elected officials. We are making sure that the voices of the community are heard.
Last week, on Friday, March 21, 2025, the following board members (Jean Hall, Khedda Hayden-Ryan, Jean Castro and Talib Bey) met with elected officials. Chief of Staff for Congressman Gregory Meeks, Nathaniel Hezekiah, New York State Senator James Sanders Jr., his chief of staff, Lisa George, Speaker Adrienne Adams, Perris Straughter – Land Use, Niki Smith, Public Advocate Jumaane Williams and his Queens Borough Advocate Norris Johns and the Deputy Borough President Ebony Young to discuss the financial position and issues facing Rochdale Village. Also in attendance were General Manager Jay Williams, Assistant General Managers Wil Rodriguez, Leacroft Gordon and Controller William Young and General Counsel Dean Roberts.
All present agreed to hold a meeting with the shareholders, and we are working their staffs to obtain their dates of availability before the meeting is announced to all.
Note: The meeting was held in the morning, during business hours and that is why there were not more board members in attendance, however, due to the importance of the issues we did not want to delay the meeting,
-
by Jay Williams
General Manager’s Monthly Report for March 2025
PENDING CARRYING CHARGE INCREASE
There is nothing more unpleasant than giving someone bad news. In our [Managements] case, a large increase is the last thing we want to announce to our shareholders. I write “our” shareholders because I have spent the last decade of my 20-year management career here in one capacity or another. So, I am earnestly concerned about our current financial position. We understand that this will be a hardship for families to deal with. We understand that people will be angry. However, if you look at the world around you, the issues affecting Rochdale are also affecting other aspects of our lives.
The price of eggs is an easy example of how quickly material costs can triple in price almost overnight. For those that own a car, whether you’ve had an accident or not, insurance has gone up. Let’s say your car is worth $40,000 and your insurance rates in 2020 were about $200 per month. The average rise in insurance has been 53.7% from 2020 to now. That means that your rates now would be $307 per month or an additional $1,289 per year. Now instead of a car being insured worth $40,000, think of Rochdale worth $1.5 billion being insured. Instead of a rise in rates of 53%, imagine a 175% rise in rates. But in this case, we don’t have to imagine a 175% rise with our premiums because we are living it. Our insurance coverage has gone from $4 million to $11 million per year.
In the simplest terms possible, we must have an increase because the cost of doing business has gone up. Our income has not. If there is not enough money coming in, bills will not get paid no matter who the manager is.
CLAIMS OF MISMANAGEMENT ADDRESSED
As stated above, I understand the anger and frustration of having to deal with a high increase. The easiest way to diffuse anger is to find a scapegoat. I realize that management, and more specifically, the manager is the easiest target. First, I will say that mismanagement presupposes that some mistake was made that caused our current issues. That is not the case.
As I stated in the last 8 in-person meetings held over the past 12 months, our expenses have risen beyond our ability to pay. The primary reasons are the rise in material cost, rise in insurance costs and shareholder arrears. These factors are no one’s fault. Not mine and not the board’s, past or present.
LEGAL CASES IN ROCHDALE VILLAGE
I was told at the last Board meeting that some residents only see 92 active cases. I’m not sure where they went for that information, but they were either misinformed, only saw a portion of the case load currently being handled or made it up to spark more outrage through misinformation.
Post COVID, we collect 97% of the carrying charges billed to our shareholders every month. While this appears to be a reasonable percentage, our budget is designed to be balanced. That means that this 3% loss, amounting to approximately $6 million of lost revenue for the past 4 years, really hurts our bottom line. Our only means of collecting these unpaid funds is through the action of non-payment cases in housing court. We currently have approximately 395 active cases comprised of non-payment and holdover actions. Please bear in mind that this number is not static and changes daily depending on the status of each respective case. We are also in the process of converting our management software which, when complete, will alter this number.
THE PROBLEM WITH HOUSING COURT THESE DAYS
In March of 2020, housing courts ceased all nonessential procedures including non-payment court cases due to COVID. Cases began to resume around July 14th, 2021, 16 months later. This is an important fact to remember. Thousands of cases were put on hold throughout the City. Court staffing numbers have not increase to accommodate the demand for the case load causing a backlog for years. The entire City is struggling with collections at this time.
As a management team, our primary job is to collect the rent (in our case carrying charges). Prior to COVID we collected 99% of carrying charges yearly using tried and true processes. These same processes are now hindered by forces beyond our control. The good news is that we are starting to see cases move that have been held by the courts for months if not years. Rochdale is not alone in this challenge. As long as we continue to push for resolutions on our existing case load we will return to our higher collection percentage.
SOFTWARE CONVERSION AFFECTING PAYMENT PROCESS
We are still experiencing a slowdown with the processing of payments that will also affect April payments. These delays are due to interface issues with our bank’s processing center and the new bills. While we work to rectify these issues no late fee will be assessed on April carrying charge payments.
Management is in the process of updating the management software. Moving from a 30-year-old system is challenging but we are making progress. Ultimately, this will improve office productivity, accountability, shareholder accessibility to maintenance history and requests, and improve ease of payment.
If you have a payment issue or carrying charge bill question, please contact the Cashiers Department at (718) 276-5700 Ext. 3220 or 3240.
BEWARE F.E.A.R. (FALSE EVIDENCE APPEARING REAL)
I have seen social media posts and YouTube videos filled with misinformation on our current state here at Rochdale. No matter how well articulated, a lie is a lie and the truth is the truth. I find it personally upsetting that someone would go out of their way to use a financial emergency to slander others for their own agenda. As I stated earlier, I have been connected to Rochdale for the past 10 years as an employee and former resident. I work with others in management, maintenance, grounds, public safety and the power plant with people that, for the most part, really care and work hard at their jobs. We will always push for the success of Rochdale. Below are a few untruths I’ve seen and heard that I’d like to correct:
1. “This is the same management company that has been here for decades.” FALSE.
a. I purchased the company in 2022 and changed the name in 2023. The former owners are in their late 80’s/mid 90’s and retired. Neither of them are involved with Rochdale.
2. “Wells Fargo is a predatory loan.” FALSE.
a. The Wells Fargo loan is at a 4.4% interest rate. That is not predatory. Furthermore, predatory presupposes that there are some hidden harmful terms. There are no hidden harmful terms.
3. “Where did the $195 million loan go, where did the money go.” That implies that there was some impropriety that happened with the loan. FALSE. a. The $195 million paid off the balance of the previous loan along with associated closing fees leaving $51.7 million for capital projects. Those projects are listed in every monthly bulletin. Furthermore, all loan payments for projects are rigorously reviewed by the bank before release.
4. “We are in a $32 million deficit with Wells Fargo.” FALSE.
a. This is just a pure misunderstanding of our financials. We are up to date on our mortgage so there is no mortgage deficit.
5. “Wells Fargo raised our payments 25% after a deferment was tacked onto the end of the loan.” This goes with the predatory loan narrative. FALSE. a. The forbearance was not put at the end of the loan. It had to be paid back immediately. Our only increases were a result of increased insurance escrow because of rising rates and shelter rent escrow.
At the end of the day no one wants this increase, not management and not the Board, but the reasons are simple. The cost of doing business [expenses] has gone up. Our income [residential] has not. If you have questions, review the posted 5 group meetings and/or the last 3 financial meetings on the Rochdale Village website.
Many questions were asked at those meetings and many answers were provided. We are your hired professionals, and we are here to serve the Rochdale community to the best of our ability. If you have questions, somebody sitting in their apartment making up a bunch of stuff is not it. Ask us [Management, the Board], we want you to understand.
Public Safety Report
- by Chief Adolph Osback
February 2025
/ 7 day a week
Loitering complaints of which 43 were marked as unfounded (officers responded but no loiters were present)
complaints of which 91 were marked as unfounded (officers responded but no noise could be heard)
These verticals resulted in 42 violations being issued and 60 loiterers encountered during the vertical patrols. In addition, 10 tenant verifications were made.
Note: Directed verticals are additional post
in order to proactively reduce quality of
conditions in designated “hot spots” as determined by community complaints and analysis of various patrol reports.
Provided by 113th Precinct P.O. Smith, Crime Analysis Division to Public Safety Chief Adolph Osback, Public Safety Chair Khedda Hayden-Ryan
28 DAY ROCHDALE VILLAGE INDEX CRIMES SUMMARY:
Controller’s Report - by William Young
Profit and Loss Financial Statement Narrative
For the Ten Months Ended January 31, 2025 (Fiscal 2025)
Rochdale Village Inc. PROFIT & LOSS STATEMENT FY 2025 vs. Budget Summary of Key Performance Indicators For the Ten Months Ended January 31, 2025 (Fiscal 2025)
(NOTE: We are still in the process of a software conversion. there are reclassifications and account mapping issues that will be resolved once the conversion is complete.)
Rochdale Village Inc. Summary of Total Revenue For the Ten Months Ended January 31, 2025 (Fiscal 2025)
on a positive note, a new Tenant Auntie Ann Pretzels has agreed to terms to rent this space.
2. JS Diner began paying rent in July 2024.
3. 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.
Total revenue For the Ten Months Ended January 31, 2025(FY 2025)Total revenue decreased $(303,000) to $74,906,000 as compared to $75,210,000 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 Ten Months Ended January 31, 2025(FY 2025)Apartment revenue was relatively in-line with the FY 2025 Budget at $65,749,000 as compared to $65,653,000 in the FY 2025 Budget.
Commercial rental revenue – For the Ten Months Ended January 31, 2025(FY 2025)Commercial rental revenue decreased $(190,000) to $4,905,000 as compared to $5,095,000 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,
Other Rental Revenue-(Includes Parking) - Other rental revenue decreased $(91,000) to $1,639,000 as compared to $1,730,000 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 $21,000 to $540,000 as compared to $519,000 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 Ten Months Ended January 31, 2025 (Fiscal 2025)
Other Income (accounts - Laundry, & Interest income) For the Ten Months Ended January 31, 2025 (FY 2025) other income decreased $(173,000) to $1,611,000 as compared to $1,785,000 in the FY 2025 Budget.
Rochdale Village, Inc. Summary of Administrative, Janitorial & Ground, Maintenance & Operating and Public Safety Expenses
For the Ten Months Ended January 31, 2025 (Fiscal 2025)
Administrative - For the Ten Months Ended January 31, 2025(FY 2025)Administrative expenses increased $1,063,000 to $6,191,000 as compared to $5,128,000 in the FY 2025 Budget. This increase was related to increases in Telephone, Information Technology and during the conversion to Yardi subsidiaries were set up where all executive salaries are mapped to administrative. We anticipate that we will adjust the mapping by the end of Fiscal 2025.
Janitorial & Grounds - For the Ten Months Ended January 31, 2025(FY 2025), Janitorial & Grounds expenses decreased $(937,000) to $6,447,000 as compared to $7,384,000 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 Ten Months Ended January 31, 2025(FY 2025)Maintenance and Operating costs increased $754,000 to $11,532,000 as compared to $10,777,000 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 Ten Months Ended January 31, 2025(FY 2025) Public Safety expenses decreased $(669,000) to $4,552,000 as compared to $5,222,000 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 Ten Months Ended January 31, 2025 (Fiscal 2025)
(NOTE: We are still in the process of a software conversion. There are reclassifications and account mapping issues that will be resolved once the conversion is complete.)
Power Plant - For the Ten Months Ended January 31, 2025(FY 2025) Total expenses increased $570,000 to $14,826,000 as compared to $14,255,000 in the FY 2025 Budget. This variance is explained below:
a. Fuel & Utilities increased $446,000 or 8.6% 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 & Utilities Budget cost is based upon prior years % of
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Rochdale Village, Inc. Summary of Power Plant (Fuel & Utilities), Water, Salaries and Other Expenses For the Ten Months Ended January 31, 2025 (Fiscal 2025)
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 $234,000 due to cooperator usage.
c. Salaries & Other - Salaries & Other expenses decreased $(110,000).
Rochdale Village, Inc. Summary of Insurance, Shelter Rent, Employee Benefits & Payroll Taxes Expenses For the Ten Months Ended January 31, 2025 (Fiscal 2025)
Insurance Expense (Property, General Liability & Workers Compensation) - For the Ten Months Ended January 31, 2025(FY 2025)Insurance expenses increased $1,858,000 to $9,392,000 as compared to $7,534,000 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 9.2% plus the impact of the previous year’s increase which was in effect for 8 months of FY 2025. These increases were significantly high than the
Budget Real Estate Taxes (Shelter Rent) For the Ten Months Ended January 31, 2025, Real Estate Taxes (Shelter Rent) expenses was relatively in-line with the Budget at $3,374,000 as compared to $3,500,000 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 Ten Months Ended January 31, 2025 (Fiscal 2025)
Bad Debt Expense - Bad Debt Expense of $750,000 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.
(NOTE: We are still in the process of a software conversion. There are reclassifications and account mapping issues that will be resolved once the conversion is complete.)
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Rochdale Village, Inc. Summary of Bad Debt, Inventory Usage and Community Center Expenses For the Ten Months Ended January 31, 2025 (Fiscal 2025)
Inventory Usage - The inventory usage account reflects an estimate of the year-end adjustment for the actual inventory taken at 3/31/25.
Community Center - The community center expense decreased $(86,000) to $306,000 as compared to $392,000 in the Budget.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Ten Months Ended January 31, 2025 (Fiscal 2025)
Note: For the Ten Months Ended January 31, 2025, (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.
(NOTE: We are still in the process of a software conversion. There are reclassifications and account mapping issues that will be resolved once the conversion is complete.)
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
(NOTE: We are still in the process of a software conversion. There are reclassifications and account mapping issues that will be resolved once the conversion is complete.)
thrift it or gift it
On Saturday, March 1, 2025, The Community Center hosted their second Thrift or Gift Flea Market in the Grand Ballroom. Cooperators were encouraged to bring any items they had in good condition to sell with a $20 maximum. Vendors set up with clothes, jewelry, books, artwork, haircare products, and more. There were even food vendors selling delicious meals within the monetary limits.
(Photo Credit : Shannon Vassell.)
Poetry & Art Corner
CORALS
By Byron Plummer
Rainbow colored corals, mixed with pearls, Beauty heart of morals, lavender scented, The purplish rain at night of Niagara Falls, A woman that hear God calls, Filled with mysticism, The great ancestor of wisdom, Curvy rhizome, Angelic hypnotism, and lovingness, A cloudness mist of gardenia rays, Flowing visions, holden senses, Brighter then the suns glare, A glowing rose, a violet radiating, Diamonds of heaven in one’s stare, Molted onyx and gems all throughout your hair,
A lotus of splender, a shinning body of apricots Field,
A rare Queen, zeild of all my celestial Dreams.
HEAVEN’S CHARIOT
MEMORIAL TO MOTHER LORRAINE HARRIS
By Anthony Blake
All of my life I dreamed of this day
Heaven’s destination
My soul lifted up Heaven’s Paradise
A place of roam and praise Peace and joy
I remember Mother Harris in our talks from time to time
Mother Harris was very supportive to me during the time I loss
My Grandparents
Then there were our talks together
I would often run into her with her Home Attendants when I would go shopping at the Rochdale Big Mall I will always remember her smile and her Dog Mother Harris is saying to me and all “Don’t Mourn” This is my time to be lifted up to Heaven I surrender all I am at rest being God’s call Peace within and no worry Sickness no more Journey into my everlasting Mother Harris will be always be ok now I will be watching from above My name written in the clouds Mother Lorraine Harris to think of Flying like a Dove Mother is ok
My kisses coming your way spiritual My soul has soared This is not so long, but until we meet again.
PRAYER CHANGES THINGS
By Alanda I. Wasserman Edwards
Just whisper a prayer I assure you it would be heard
For God is always listening HE WILL HEAR your EVERY WORD!
Even if you may feel in the moment, that Life is too busy. . . Take time to and steal away , any to pray at the Master’s feet and Bare your Heart and Soul!
For There He, our Lord is never too busy and to Care for us as well as be there for us so lovingly and is concerned about our every need ; He has good plans for US - - and a Good future if we Trust (Jeremiah 29v11). So take your burden to the Lord i promise He will be there It does not matter which issue you bring I assure my friend
That Prayer changes Things!!! Be Encouraged and keep praying
SHARE YOUR VOICE
Submit your original poetry, spoken word, or artwork to be published in the Rochdale Village Bulletin! Send to mrichards@rochdalevillage.com
South Rochdale Playground Reconstruction
The South Rochdale Playground has received a new look! The project, which started in June of 2022, was completed in February of 2024, just in time for the warmer months to hit. Check out the pics below!
BEFORE AFTER
(Photo Credit : Shannon Vassell.)
(Photo Credit : Shannon Vassell.)
CELEBRATING WOMEN’S HISTORY WITH D.A. MELINDA KATZ
On Wednesday, March 5, 2025, the Senior Citizens Committee held their regular monthly meeting, but had a visitor to celebrate Women’s History Month -- Queens District Attorney Melinda Katz. Katz addressed the attendees, answering questions, and received flowers from Committee Chair Jean Hall, and Co-Chair, Jean Randolph-Castro.
WOMEN IN CONSTRUCTION HONORED AT 5TH ANNUAL WOMEN’S HISTORY
B y C ynthia B ernadine
F or many years the construction industry has been an overwhelmingly male-dominated profession. However, the landscape is changing.
In 2023, the number of women employed in the construction industry was estimated to be around 1.3 million, according to a report from the National Association of Home Builders. Women now represent 10.8% of the construction workforce, an increase from 9.3% in 2002.
The construction field is un -
MONTH
dergoing a transformative period, and women from all ages, demographics and backgrounds are playing a vital role in shaping its future.
To highlight and promote the contributions of women in the construction industry, Women in Construction Week, was founded by the National Association of Women in Construction (NAWIC) in 1998.
With the month of March dedicated to Women, it was no surprise that New York State Senator James Sanders Jr. along with the Rochdale Village Community Relations Committee President, Jean RandolphCastro decided to highlight out -
CELEBRATION
standing Women in Construction as the focal point of this year’s 5th Annual Women’s History Month celebration.
The event took place on Sunday, March 30, 2025, from 3:00 p.m. to 7:00 p.m. in the Rochdale Village Grand Ballroom. Hosted by Joey Jackson, Legal Analyst for CNN and HLN, and Founder of Joey Jackson Law. PLLC, the program began with an opening prayer by Reverend Dr. Phil Craig, followed by dinner, Keynote Speaker media personality Patricia Robinson, and concluded with performances, and award presentations.
(PICTURES ON PAGES 16 & 17)
(Photo Credit : Shannon Vassell.)
Women In Construction
Construction
On Sunday, March 30, 2025, New York State Senator James Sanders Jr. in conjunction with the Community Relations Committee held the 5th Annual Women’s History Month Event, this year recognizing women in construction. Along with the awards and dinner, there were dance performances from Destined2Dance and the Thurgood Marshall Magnet School Dance Group, as well as poetry from Kevin Livingston of 100 Suits. The event was a definite success!
(Photo Credit : Larry ‘Love’ Moore.)
CITY COUNCIL SPEAKER ADRIENNE ADAMS RUNS FOR NEW YORK MAYOR
By Cynthia Bernadine
City Council Speaker, Adrienne Adams became the newest candidate in the New York City Mayoral race, making an official announcement on March 5, 2025.
Adams, who is a native of Queens, made history not once but twice when in 2017 she became the first-ever woman elected to Queens District 28, then again in 2022 as the first African American person elected to lead the Council as City Council Speaker. She now attempts to make history a third time as New York City’s first-ever female Mayor.
Speaker Adams, who is no relation to the current NYC Mayor Eric Adams, surprised many when she decided at the very last minute to throw her hat into the ring, jumping into a race that was already filled with stiff competition.
Just a few days after her official an-
nouncement she made her first campaign appearance at an event held on Saturday, March 8, 2025, in the Rochdale Village Big Mall located in her District, a district she so affectionately calls “the Great 28”.
The mall was filled with seniors as well as youth not only from Queens but from the surrounding boroughs as well. Pink and Green filled the building as the Alpha Kappa Alpha Sorority (AKAs) which the speaker is an active and proud member of the “Divine Nine” member organization – showed up and showed out, holding signs and cheering on their Soror.
Speaker Adams, was also joined by many of her political peers such as NYS Senator James Sanders, Jr., City Council Deputy Speaker, Diana Ayala, City Council Member District 9, Yusef Salaam (also one of the Exonerated Five), City Council Member District 42, Chris Banks, City Council Member District 18 and Majority Leader of
the NYC Council, Amanda Farias, and Assembly Member Andrew Hevesi, to name a few. All came out to show their support and back the Speaker’s campaign.
The rally was covered by various news stations, such as Spectrum and ABC, as well as being a topic of discussion in publications such as The New York Times.
Vowing to stand up for and with all New Yorkers Adams stated “New Yorkers are fed up, so it’s time for us to stand up. New Yorkers deserve a government that is accountable to them.”
It’s no secret that Speaker Adams has her work cut out for her; there is an astonishing 10 Mayoral candidates including Former Governor, Andrew Cuomo, running for what is considered the hottest political seat in New York right now. However, Adams seems to be up to the task, and with supporters seemingly from all boroughs, ages, and races on her side, she’s off to a great start.
(Photo Credit : Shannon Vassell.)
F ROM T HE O FFICE O F S PEAKER A DAMS
Dear Rochdale Village Residents,
For generations, Rochdale Village has stood as a pillar of affordable housing and community strength in Southeast Queens—offering stability, dignity, and opportunity to thousands of working families and retirees. Like many Mitchell-Lama developments across our city, Rochdale faces a problematic financial moment today.
The pressures are significant: rising maintenance costs driven by inflation, soaring insurance premiums, and mounting capital improvement needs in response to new regulations. This perfect storm demands action—and collaboration—at every level of government.
In my 2024 State of the City address, I made it clear that Rochdale Village is a top priority. Since then, I’ve assigned dedicated staff to work directly with the Rochdale Village Board, management, HCR, and other city and state agencies to identify potential pathways for relief, including loan products from the City, State, and Federal governments.
On October 28th, 2024, my team also met with the NYC Water Board executive administration to review outstanding payments, payment arrangement options, and potential reductions in interest owed. We are working toward a meeting to finalize a resolution that will move Rochdale from being delinquent to being current in its water payments.
Throughout my time as Council Member and Speaker, I’ve proudly invested millions in Rochdale—funding everything from capital repairs and public safety infrastructure to senior and youth programs, school upgrades/modernizations, park improvements, and pandemic relief. My office has worked hard to secure loan forgiveness, ease
regulatory penalties, and provide direct financial support wherever possible.
Most recently, I joined fellow elected officials in meeting with Rochdale’s Board and Management to gain a deeper understanding of the financial realities, address questions raised by residents, and continue seeking viable solutions to support Rochdale’s long-term sustainability. I know how deeply an increase in resident charges can impact our neighbors, especially seniors and families living on fixed incomes. That’s why I remain firmly committed to pushing for solutions that protect affordability while responsibly addressing the cooperative’s financial needs.
This meeting was just the beginning. It will not be the last. My office is committed to transparency, ongoing communication, and being a reliable partner as we move through this process together.
To every cooperator in Rochdale Village: I hear you. As I said in this year’s State of the City, “The people of our city must be the priority of government, with a focus on confronting the challenges they are facing.” That promise includes you.
I will continue to lead with compassion and urgency—working every day to strengthen trust in city government and deliver the affordable, secure future that Rochdale Village and all of District 28 deserve.
Committed to Serve.
Adrienne E. Adams
New York City Council Speaker District 28, Queens
Celebrating Women ’ s History Month
(Photo Credit : Shannon Vassell.)
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!
coMMuniTy relaTionS coMMiTTee
Monthly Meeting Minutes
Date: 2/28/2025 @ 7:15PM
Held at Location Club Lounge
Chairperson: Jean Randolph-Castro
PLANNED AGENDA:
• Preparation for Women History Month Event
• Open
ANNOUNCEMENTS:
• N/A
DISCUSSION:
The Women History Event will be held on Sunday, March 30, 2025, from 3pm-7pm, in the Ballroom. Senator James Sanders in collaborat-
Monthly Meeting Minutes
Date: 3/19/2025 @ 7:30PM
Held at Location Room 15
Chairperson: Jean Randolph-Castro
PLANNED AGENDA:
• Update on the Women History Month Celebration
• Registration & Preparations for the Spring Fling Event
• Open
ANNOUNCEMENTS:
• N/A
DISCUSSION:
Spring Fling Event
♦ Registration for the Spring Fling took place before the meeting from 5:30pm to 7:30pm.
♦ Fifty (50) vendors registered. The chairperson thanked Margaret, Doreen & Janine for assisting with the registration.
♦ Most vendors who were registered will be in the Ballroom, some of these vendors might have to be placed on the redbrick.
♦ There are a few spaces left. Interested vendors can go to the Board office to purchase their space.
History Month Celebration
FEBRUARY 2025
ing with the Community Relations committee to host the event.
♦ At the last committee meeting in January, it was asked of committee members to present the names of five (5) individuals who resides at Rochdale Village to be nominated. We received four (4) nominations. One (1) committee member was nominated to receive an award for her commitments to helping on various committees. Due to time constraints, with having to create the award and journals and sending for printing, nomination was closed.
Mr. Kamell Ellis, CEO and Co-Found of 1WorldfestGlobal spoke about the event that took place last year, stating the event was a success and is looking on hosting the event again this year at Rochdale Village.
1worldfestglobal is a nonprofit organization that focuses on promoting unity. The mission and purpose are promoting social harmony by understanding, embracing and celebrating of cultural,
MARCH 2025
♦ The Women History Month Celebration is going to be a big event, the committee is collaborating with Senator James Sanders to host this wonderful event where several women will be honored for their hard work.
♦ The Committee will be providing the cake, water, sodas and the venue. The Senator office will take care of everything else including the food and awards.
♦ Only one person was nominated at the last meeting but there were three others nominated from Rochdale Village. Thanks to those who nominated these hard-working nominees.
♦ Senator Sanders team will be taking care of serving. The committee will also help with the tasks at the event. Sheila will be handling the sodas and water. Burnetta will assist with the cake table. Marilyn, Kamell and Brandy will assist with ushering the guest in.
♦ The color for the event is black and gold, but there was not enough gold table covers. The committee discussed using the colors that represent Women History, which is white, green and purple for the ballroom decoration. This was subjected to change as the event has a construction theme where yellow and black would be most appropriate.
♦ Setup will begin on Saturday, March 29, 2025, at 1pm.
religious, gender and racial diversity. Showing appreciation and respect for other people’s culture.
♦ The event will be held in the month of September. There will be vendors
♦ Everyone will be able to attend as the event caters to the youth as well older adults
The annual spring fling:
♦ The flyer will be posted in the coming weeks
♦ Vendor registration is required
♦ Pricing for spot are $45 for 1 table, $85 for 2 tables
UPCOMING EVENTS:
Annual Spring fling Sunday, May 4, 2025
NEXT MEETING: Wednesday, March 19, 2025, at 7:00 P.M.
Meeting ended at: N/A
Attendance: N/A
Minutes submitted by: Jean Randolph-Castro
♦ For the day of the event, the committee members were asked to arrive at 1:30pm, to be in place.
♦ In the future the committee will have an event where the committee members will be honored and recognized for their dedicated work.
UPCOMING EVENTS:
Annual Spring Fling Bazaar on Sunday, May 4, 2025
NEXT MEETING: Wednesday, April 16, 2025, at 7:00 P.M.
Meeting ended at: N/A
Attendance: 14
Minutes submitted by: Jean Randolph-Castro
Chairperson, Jean Randolph-Castro.
Chairperson, Jean Randolph-Castro.
Media & info Technology coMMiTTee
Monthly Meeting Minutes
Date: 1/24/25 Time: 7:00pm
Location: Club Lounge/Virtual
Chairperson: Stacey Francis
PLANNED AGENDA:
1. Open
THE MEETING STARTED AT 7:05PM.
ANNOUNCEMENTS: N/A
DISCUSSION:
• The committee reviewed the Bulletin’s updated renderings for the Community Center’s digital signage.
○ It was asked if the events could be changed in real time if there was a cancellation. The bulletin is staffed
Monthly Meeting Minutes
Date: 3/6/25 Time: 10:00am
Location: Grand Ballroom
Chairperson: Jean Hall
for business hours so the feeder at the bottom of the signage informs visitors to check with security.
○ Prior to the committee’s meeting a board member suggested a floor plan as part of the signage.
○ A committee member asked what happens to flyers that are not produced in highresolution.
○ It was suggested that start and end times be part of the events list.
• Committee members were updated on the Yardi migration. Group managers’ offices were closed January 14th for training for maintenance and supplies module.
• We reviewed the ‘811’ video from Instagram.
○ 811 is a viable solution to reach Public Safety especially if cellphone coverage is weak.
○ The committee was advised of the following:
○ Download the MTA App to
find the weekend bus schedule from Locust Manor to Jamaica.
○ MetroCard to OMNY rollout is almost complete. You can still use your reduced senior-card until it expires, then go start using OMNY.
○ The Access-A-Ride portal has been updated. Logging out and back in will show the updated webpage.
○ Questions regarding the carrying charge increase can be emailed to carryingchargesquestions@rochdalevillage.com
○ Superbowl Watch Party is February 9th in rooms
11/12/13. Doors open at 5p; game starts at 6:30p.
• We are looking for bilingual shareholders to be a part of our video productions to ensure all shareholders are aware of community and building events.
• The committee is looking to have events to get more bring more people to discuss their technology needs in the community.
• It was suggested that we have a few meetings on Saturdays when people have more time (WIP).
UPCOMING EVENTS:
N/A
NEXT MEETING: Friday, February 28th, 2025.
Meeting ended at: 7:52 p.m.
Attendance: N/A
Minutes submitted by: Stacey Francis
Senior ciTizen coMMiTTee
Month, we were delighted that Queens District Attorney, Melinda Katz was our guest speaker.
a passion for serving and that was evident throughout her conversation.
ministration. The letter covered the impact on his family, his colleagues and his country. He encouraged everyone to join the resistance.
Co-Chairs Jean Randolph-Castro & Clara Sheppeard
PLANNED AGENDA:
1. Welcome
2. Women’s History Month – Guest Speaker, Honorable Melinda Katz –Queens District Attorney
3. Open
ANNOUNCEMENTS:
The Community Relations Community in conjunction with New York State Senator James Sanders will hold their annual women’s day celebration on Sunday, March 30, 2025, in the Grand Ballroom from 3PM to 6PM.
DISCUSSION:
The chair, JH welcomed everyone to the meeting. A prayer of thanksgiving was held prior to breakfast being served.
In honor of Women’s History
Chair JH and Co-Chair JC introduced DA Katz. DA earned a BA degree from the University of Massachusetts and later earned her JD degree from St. John’s University. Her dedication to public service is evidenced by her various roles such as New York State Assembly member, Director of the Community Boards in the Office of the Queens Borough President, and now the Queens District Attorney.
She is a proud mother of four children and relates to the concerns of parents in this ever-changing and diverse world.
DA Katz told our assembly that she is proud of the work that her office has done since her election in 2019. Her office has aggressively gone after the guns making our streets safer. Her office also looks at and has resolved cases where people who were incorrectly convicted. She has
DA Katz took questions from the audience regarding bail reform, illegal immigrants. And concerns over graffiti.
General Questions were taken from the membership most of which centered around the proposed carrying charge increase. Many raised the concern as to why no one spoke about the state of our financial situation. Chair JH reminded everyone she has been outspoken about our finances for years, but the comments fell on death ears as long as no significant carrying charge increase was proposed. It was explained that the board is still working with management and elected officials to see what resources can be provided for our community.
Chair JH read a letter from a former co-worker who was fired from based on the assault on DEI initiatives and the Social Security Ad-
UPCOMING EVENTS: N/A
NEXT MEETING: Note date change: April 9, 2025
Meeting ended at: 12:04 PM
Attendance: 120
Monies collected were $119.00 Minutes submitted by: Jean Hall, Chair
Chairperson, Jean Hall.
Chairperson, Stacey Francis.
SynoPSiS of cooPeraTor’S SeSSion
- for February 24, 2025 board meeting
Board Member Talib Bey, Chaired the Meeting as Chairperson, Dr. Althea Hicks was absent. Mr. Bey opened the cooperator’s session at 7:00PM.
Question: Regarding the water bill which has ballooned, there is a story from last year in the NY Times which indicated the mayor’s office was interested in increasing the tax on water bills which would impact our community. Have you been able to get the water bill and/or associated penalties reduced?
Response: We have started preliminary talks on having the water bill reduced. We do not have a path forward, but we are working with the City Officials.
Question: When will the new laundry machines be rolled out, what is the schedule and what circle will they start in?
Response: We do not have an official date yet. The contract is being finalized and will be sent to HCR, our supervising agency, for approval. No work can begin until the contract is approved by HCR. (Update: The contract has been sent to HCR – we are awaiting for their approval)
Question: When will we know the date the rent (carrying charge) increase will go into effect? When will the meeting be held with the State?
Response: We do not have a specific date(s) yet. The budget rent determination (BRD) must be sent to the State and once they receive it the clock starts. As soon as we have more definitive information, we will share it with everyone. (Update the BRD has been sent to the state)
Question: At the time of the last increase that took place in February 2024, there was a meeting held in 2023. I do not recall Mr. Williams stating that the water bill was not being paid, what is the reason that information was not disclosed to the cooperators?
Response: At that time, we were not behind in our water bill and that was 2022, right?
Question: No, it was 2023.
Response: We had the rent conference at the end of 2022 because we had an increase in 2023 and a second step in 2024, so it had to be before it was implemented. So, in 2022 we did not have this problem. The problem with the water is due to other escalations in our expenses.
Question: How many months are you behind in the water bill?
Response: We are behind about a year and a half.
Question: So, in 2022 right into 2023 would be a year and then you have 2024?
Response: Yes.
Note: February 2025 – if it is a year and a half that is approx.18 months ago. The timeline would be August 2023 – February 2025. However, the Controller clarified that payments made in 2023 were for some bills in 2022.
Question: What actions will the Board take or has taken to demand that Rochdale Village receive some of the 80 million dollars in New York State Aid that is directly for the Mitchell Lama program for FY 24-25 budget?
What plans do you have to lobby our elected officials to use some of this funding to deal with the crisis that Rochdale is facing in terms of the outstanding debt we owe?
Response: The board recently met with NY State Senator Sanders and several board members attended the caucus meetings held in Albany last weekend where we spoke to elected officials and let them know about our predicament and asked them for their help.
Regarding the 80 million dollars – the allocation of the funds has been discussed and is in process, but it is subject to DHCR. We can only get it when it goes through the process. We do not have a specific timeline for when any of those monies will be available.
Question: What about the water bill?
Response: We have had a couple of meetings in the past year regarding our financial issues and what has really exacerbated our financial position. The water bill is not the cause, it is just a symptom of our financial issues. We have seen an incredible increase in our insurance costs and the cost of supplies and materials has increased. In 2021 we paid 4 million for our insurance premiums and today our premiums are 11 million. I chose to make sure payments for insurance and mortgage were paid timely which meant I did not pay the water bill.
Question: I sent a letter to you, Mr. Williams and to Mr. Keller regarding a serious situation that is going on with the tenants above me. I have not heard from either of you. This has been going on for three (3) years.
Response: Mr. Keller has spoken with the Assistant General Manager, and we are working to set up a date for further discussion. I will reach out to you tomorrow where we can discuss it in greater detail.
Question: The radiator in both bedrooms has not been working properly for a while. We need it fixed because it’s cold in the bedroom.
Response: We will have someone visit your unit tomorrow.
Question: I have a question about the water bill and the persistent plumbing issues that we have throughout the property for many years, that may be contributing to our high-water bill. Also, what are you doing about the horrible infestation of mice.
Response: We talked about the water bill and explained we chose to pay other bills. The leaks, anytime we find a leak, we try to fix it as soon as possible – our leaks are not making our water bills high.
The exterminator is here daily. They work around the complex throughout the week. We will be presenting a new proposal to the board regarding exterminating services next month.
Question: Are we at full capacity? We seem to have years long waiting list, so why aren’t we recruiting more cooperators to help with the influx of funds that we so desperately need.
Response: While we have a long waiting list, we do not have a large vacancy. Right now, we have about 20 to 30 units and all those units are being renovated and most of them have incoming shareholders assigned to them. We do not have a vacancy issue at Rochdale.
Statement: Rochdale has traditionally never effectively and efficiently lobbied our elected officials in a way that boosted us as it relates to our budget. It is my hope that as a community we begin to lobby.
We should have had two or three buses at the Black and Puerto Rican caucus this past weekend to address the issue and make them understand how important this issue was.
If management would budget effectively utilizing the consumer price index and like-minded Mitchell-Lama in our community, we would have a more closer budget projection that wouldn’t continually have us in this quagmire of owing and owing.
Question: At what point did we stop placing money in the escrow account for water pursuant to HCR’s directive?
Response: It stopped around the time of the crisis with COVID-19.
Statement: Speaker Adams has been very engaged with Rochdale management and the Board when it comes to the water bill, as well as addressing other fines and other financial situations that Rochdale is currently in. She has been at the forefront of being at the table, however there are limitations on what she can do because this is a state, Mitchell Lama.
No further questions, the cooperator’s session ended at 7:32PM.
rochdale Village Board of direcTorS MeeTing Resolutions
- February 24, 2025
R07-25:
Moved by: Stacey Francis
Seconded by: Jean Randolph-Castro
WHEREAS, JP Morgan Chase, (Chase) has agreed to rent four thousand seven hundred fifty (4,750) square feet in Mall One for five (5) years; WHEREAS, the terms of the Chase lease are attached; and WHEREAS, Chase shall use and occupy the demised premises for carrying on as banking, trust, guaranty, safe deposit, investments or security business or and combination of the forgoing or any similar or allied business or general office purposes and for no other purpose.
THEREFORE, BE IT RESOLVED, Chase is approved by Rochdale Village, Inc. Board of Directors.
FOR
Talib Bey
Janine Cross
Jean Hall
Yvette Joy Harris-Smith
Jean Randolph-Castro
Lisa Stark
Keysha Beasley
Sheila McKenzie
ABSENT
Twelve for, three absent; motion passes.
R08-25:
Moved by: Stacey Francis
Seconded by: Khedda Hayden-Ryan
Nadine Browne
Stacey Francis
Cody Hamblin
Khedda Hayden-Ryan
Kamal Saleem
Jacqueline Telfer
Althea Hicks
WHEREAS, New York City has enacted a new law, Local Law 157 (LL157), requiring the installation of Natural Gas Detection devices in all residential buildings to enhance fire safety and protect residents; WHEREAS, Complying with Local Law 157 would include, but not be limited to the purchase and installation of six thousand (6,000) devices that meet the requirements specified by the law;
WHEREAS, proposals were sought from eight (8) qualified vendors to provide the Natural Gas Detection devices of which three (3) companies provided proposals as follows:
National Maintenance Supply Co., Inc. $419,700
S. Kaufman’s $448,500
New York Plumbing Wholesale & Supply,Inc. $547,500
WHEREAS, National Maintenance Supply Co., Inc. provided the lowest responsible bid in the amount of $419,700 to supply six thousand (6,000) Natural Gas Detection Devices.
BE IT THEREFORE RESOLVED; that the Rochdale Village, Inc., Board of Directors accepts the proposal from National Maintenance Supply Co., Inc. in the amount of $419,700 to be funded from HCR Reserves and subject to approval from the New York State Homes & Community Renewal.
FOR
Talib Bey
Janine Cross
Jean Hall
Yvette Joy Harris-Smith
Jean Randolph-Castro
Lisa Stark
Keysha Beasley
Sheila McKenzie
Nadine Browne
Stacey Francis
Cody Hamblin
Khedda Hayden-Ryan
Kamal Saleem
Jacqueline Telfer
Althea Hicks
BOARD MEMBERS
Althea Hicks (Not Present)
Chairperson
Jean Hall
President
Khedda Hayden-Ryan
First Vice President
Keysha Beasley (Not Present)
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 (Arrived 8:00p.M.)
Assistant Treasurer
Talib Bey
Janine Cross
Jean Randolph-Castro
Lisa Stark
Jacqueline Telfer SUMMIT PROPERTY MANAGEMENT SERVICES, INC.
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
Conrad Duverney
Assistant Director Of Maintenance
have you missed a board meeting? zoom video links of board meetings are available for viewing on the rochdale village website after each meeting. log in to view.
PROJECTS IN PROGRESS
Project Name: Convectors
Description: Replace all (20,000) convectors with modern convectors with washable filters, thermostats, and leak prevention.
Status: Substantial completion: 6
Buildings -----. # 5, 8, 17 -20 4/3/25: Starting date for Bldg. 7
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 in-stallation total to 259.
Funding Source: Wells Fargo Contract Amount: $33,219,155
Money Spent: $20,136,652
Projected Completion: September 2026
Project Name: Federal Pacific Breaker Panels in Apartments
Description: Replace electric panel located in hallway in every apartment.
Status: In Progress: (3583 installed)
Funding Source: Wells Fargo Contract Amount: $2,380,480
Money Spent: $1,983,808
Projected Completion: TBD
Project Name: Building Capacitors
Description: Upgrade to improve quality of electrical distribution and replace electric panels at ground level.
Status: All capacitors were installed, and the specialized breakers are back ordered. Once received, we have 36 breakers remaining to install.
Funding Source: Wells Fargo Contract Amount: $1,210,325 Money Spent: $1,139,113
Projected Completion: TBD
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 drawings after receiving the Board’s input. Jay to create RFP for Park-
MARCH 2025
ing Lot repair/expansion. O&S created RFP for Sidewalk/Curb Repair HM-23AE 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: $1,132,560
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
Project Name: Various
Description: Engineers and Architects and Construction mgmt. - allowance for archi-tect, engineer, and construction mgmt. fees.
Status: Ongoing
Funding Source: Wells Fargo
Contract Amount: $400,000
Money Spent: $291,908
Projected Completion: N/A.
Project Name: Central Plant Engineering Work
Description: Remedial Work for Cooling Towers and Tower Dunnage, Screen-Wall, and other necessary control, filtering and piping life-cycle evaluation and energy man-agement 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: April 2023
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
Funding Source: Reserves Contract Amount: $438,857
Money Spent: $338,194
Projected Completion: TBD
Project Name: Public AssemblyPA’s
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. Ar-chitect - 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. HM-23 pending at HCR & HM-180 approved.
Funding Source: Reserves
Contract Amount: $1,995,612
Money Spent: $1,138,460.09
Projected Completion: October 2024
Project Name: Sitewide Roofing Replacement/Repairs Consultant
Description: Long-term contract for roof repairs and replacement throughout Roch-dale Village. Status: Consultant is William Davis.
Funding Source: Reserves Contract Amount: $100,800
Money Spent: $100,800
Projected Completion: June 2023
Project Name: Sitewide Roofing Replacement/Repairs Contractor
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 rebid 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 pro-ject will be placed on hold until funding is available to complete the remaining build-ings (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.
Status: Probes inspections: Completed (#11, 13, 14 &16). In progress (#3, 4, 15)
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. HM23 pending at HCR. HM-180 approved.
Funding Source: Reserves
Contract Amount: $12,764,400
Money Spent: $5,119,204
Projected Completion: November 2026
MARCH 2025
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 clean-ers 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 Vesti-bules
Description: Replace 20 lobby entrances, doors and make ADA complaint.
Status: On Hold. Management is working with Wells Fargo and Freddie Mac on reallo-cating funds from this project to fund convector change order. This project will be re-visited at a later date.
Funding Source: Wells Fargo
Contract Amount: $800,000
Money Spent: $323
Anticipated Re-start: This project will be reevaluated once funding is available.
Project Name: Elevators/Utilities/ Demising Walls - Mall 1
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 relocating funds from this project to fund convector change order.
Funding Source: Wells Fargo Contract Amount: $750,000 Money Spent: $213,100.00 Projected Completion: N/A
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
TRAVELLING THIS SUMMER?
DO YOU HAVE THE NEW REQUIRED REAL ID OR ENHANCED ID/LICENSE?
By Cynthia Bernadine
Beginning May 7, 2025, individuals 18 years and older will need a REAL ID-compliant driver’s license, state-issued enhanced driver’s license, or other acceptable form of identification to board domestic flights.
The Transportation Security Administration (TSA) first announced back in December 2022 that New Yorkers will be needing a REAL ID and/or Enhanced ID. The Department of Homeland Security (DHS) initially announced the REAL ID full enforcement deadline as May 3, 2023, but extended it to May 7, 2025.
The difference between the REAL ID
and an Enhanced ID is that a REAL ID allows you to board domestic flights and enter secure federal facilities, while an Enhanced ID, which is also a REAL ID-compliant document, lets you cross land and sea borders from Canada, Mexico, and some Caribbean countries by land or sea (driving or boat), without a passport. Starting April 5, to make it easier to get the IDs on time, the DMV will open sites throughout New York on the weekend from 8 a.m. to 1 p.m. on Saturdays for new applicants of Real ID and Enhanced ID. This weekend opening will only last through June.
DMV Commissioner Mark J.F. Schroeder said, “We want every DMV visit to be a one-
and-done, whether you visit us on a Saturday or during the week.” He is encouraging all New Yorkers to make your appointment as soon as possible.
PLEASE NOTE THAT IF YOUR CURRENT NEW YORK STATE LICENSE OR ID DOES NOT HAVE A STAR OR A FLAG ON IT, THEN YOU DO NOT HAVE A REAL ID-COMPLIANT DOCUMENT.
To find out more information about the REAL ID go to https://dmv.ny.gov/driver-license/enhanced-or-real-id.
HAPPY BIRTHDAY, HATTIE SHERARD!
Last month, the Senior Center celebrated the birthday of longtime Rochdale ResidentHattie Clayton Sherard, from Building 2. Ms. Hattie Sherard has been a cooperator in Rochdale since the early 1980s. She was born on February 27, 1918 and she celebrated 107 trips around the sun on Thursday, February 27, 2025.
In March of 2023, Ms. Sherard’s milestone was celebrated by the Senior Center as part of their Centenarian celebration, even receiving recogntion and proclamations from local politicians such as City Council Speaker Adrienne Adams, Assemblywoman Vivian Cooke, and Queens Borough President Donovan Richards. Hattie’s grandson, Patrick B. Jenkins, local politician and lobbyist, was there to celebrate (pictured with Hattie).
The Senior Center wanted to acknowledge Mrs. Sherard by bringing flowers and a cake to her apartment on Friday, February 28, 2025.
Happy Birthday!
(Photo Credit : Senior Center.)
(Photo Credit : Mikell Richards.)
Puzzles
Word Search
Crossword
Across
2. Part of a flower
3. The season after winter in the southern hemisphere
5. Schools in Australia have these outdoor carnivals in spring to raise funds for their school
6. These feathered creatures return back as the weather warms up
9. In spring some animals rise from their dormant state called what?
10 Bees start doing this in early spring
11. Deciduous trees lose these in the winter but they regrow in the spring
12. Spring precedes this season in the southern hemisphere
13. An area of grass kept mowed and smooth
14. The name of the race that stops a nation in Australia?
15. Before it’s a butterfly
20. An insect with brightly coloured wings start appearing in spring
23. The light of the sun
24. Holland is famous for these bulb plants
25. The most amount of this falls in the spring
26. Colloquialism de-
scribing a young person
- a spring what?
27. The first month of spring in the northern hemisphere
28. The stage or time of flowering
29. Allergy usually experienced in spring
Down
1. The month that starts the spring season in Australia
3. A Chinese snack consisting of a pancake filled with vegetables and fried
4. Yellow spring flowers
7. A word describing baby animals or humans
8. Yellow flowered trees in Australia
9. A square piece of material usually used for wiping one’s nose
16. A machine for cutting grass
17. Spring marks the start of what carnival in Australia?
18. The sunshine state
19. Spring follows this season in the southern hemisphere
21. Sweetness of smell
22. Thorough cleaning of a house or room
Sudoku
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