Emerald Lakes Free Press

Emerald Lakes Board of Directors Open Meeting, May 27, 2023

By Kathy Leslie-Whelan

The meeting was called to order at 9:34 AM. Five board members were present. Absent were Chris Claude and Bill Baehr. Assistant General Manager, Nicole Clemens was also present. General Manager Darryl Gamble was absent. After the pledge of allegiance, Buz Whelan, President started his Opening Statement by stating that a resolution will be bought to the board which will fine and remove amenity access to any member that allows a member that is not in good standing in to an amenity by their guest pass. June 21^st is the Summer Solstice so summer is right around the corner. Whelan further stated that our General Manager, Daryl Gamble has undergone a medical procedure and is doing well. In his absence, Clemens is Acting General Manager and will handle all issues that come up while Gamble is recovering.

Dave Borsos gave the Treasurer’s report for April, which is the end of our fiscal year. Borsos stated we are operating in the black. Under dues income, Public Safety income, bank revenue and Rental Revenue were $192K in the black. We are also operating in the black under access cards income by $56, 235 and Bar/Grill income by $19,575. We have a small negative variance for private events of $3,710. The total income is over the budgeted amount for $274K. Our collection rate is at 75.81%, which is the highest this rate has ever been. On the cost side we are over budget on Administration by $65K and Maintenance by $86K. We are under budget on Public Safety by $33K. In addition, as of April 30^th we have $824,273 in reserves and $129,138 in our investment account. A motion was made by Bob Leon to accept the Treasurer’s report. It was seconded by Mike Camino and passed unanimously.

Bob Leon requested the April minutes include the last names of the board members. A motion to approve April’s open board meeting minutes with the corrections was made Mike Camino and seconded by Connie Simpson. It passed unanimously.

Under Old Business

Whelan spoke about three projects under recreation. The first being the dog park that was approved by the board in June of 2022. The Pine Tree Beach area will be available for dogs at first light until 10:00 AM. There will be regulations that will be posted at this site. Some of the regulations include picking up your dog’s poop, keeping dogs under control and any aggressive dog will be banned from using the park. A double gate will be installed; dispensers for the dog poop will be available. Connie Simpson recommended buying a chip reader since more pets are being chipped these days. The second item discussed was the procurement of a lake toy for Main Beach. A raft will be anchored off the beach. The criteria for the raft will include safety, durability and flexibility. The third item was watercraft rentals. Currently, the Hideout and Arrowhead Lake have boat rentals. Their fee is $20 for a two hour period. Numerous requests have come into the office about boat rentals. This rental will allow all members in good standing to go out on the water in a boat.
Trash rules pertaining to the number of bags was discussed. Any number of bags over the limit can drop off additional bags for a fee. $4.00 per bag was discussed since Panther Waste on Sullivan Trail charges that fee. The passes will be by way of token or pass that must be procured before you get to the compactor.

Under New Business:

Resolution for Guest Pass Abuse, resolution #05272023-01. The Board of Directors approves the addition of the following in the Rules and Regulation document. Under Section 5, sub section B, add the Following “b) any member in good standing who uses their guest pass in order that a member NOT in good standing may use an amenity shall be subject to a fine and suspension of amenity privileges.” Discussions ensued from the audience. They wanted to know how the rule would be enforced. Linda Shuey stated that it was strong reaction for something that happened only once. The board voted as follows: Connie Simpson – No, Bob Leon – No, Dave Borsos – yes, Mike Camino – Yes. Since there was a tie, President Whelan voted yes to break the tie. The final vote was 3 to 2 and the resolution passed.
Resolution for Catch and Release program, resolution #052723-03. Resolution to amend Rules and Regulation section, “Hunting/Fishing” #6 to read as follows: “6. The Catch and Release program is enforced for all lakes and all fish. Be advised that a fine will be issued to anyone not adhering to this rule.” Discussions included that the program was being enforced to promote a healthy lake and that we need it for the ecology of the lake. Eric Bergstrom added that Pennsylvania Fish and Game allow an individual to keep up to 50 fish a day. If we allowed it, it would deplete our fish population. In addition, Bergstrom will be patrolling our lakes for compliance and will be reporting infractions to our safety officers. All persons fishing must have a license and a permit issued by the Association. In addition, all watercraft must be registered and stickered. The fishing rodeo has been scheduled for Saturday, June 17^th. The lakes will be stocked and if shocked, fish will be netted off to the inlet at Pine Tree Beach so that the kids have a good opportunity to catch fish. The board voted as follows: Connie Simpson – Yes, Bob Leon – Yes, Dave Borsos – yes, Mike Camino – Yes. Resolution passed by a 4 to 0 vote.
ELA Anniversary – Whelan announced that January 14, 1974 is the birthday of ELA. It is when ELA Inc became into being with the Commonwealth of Pennsylvania Our 50^th Anniversary is next year and he would like to have a special celebration next year during the summer months. It could be a party on the beach followed by a program at the Lodge. A committee will be formed over the next month to start planning the event. In addition, work will begin soon on an updated history brochure.

Committee Reports

Debra Wolf stated that Rules and Regulations meet every second Wednesday of the month.

Bob Leon reported that the Real Estate committee endorses the idea for allowing additional trash bags to be thrown away at the compactor for an additional cost. They would also like to see an automated system for the entrance at the compactor. They are currently planning a “Meet and Greet” and would like to give out well and septic maintenance information.

Kathy Whelan spoke on behalf of Finance and Planning (F&P). F&P had their meeting on May 23rd. Ms. Whelan stated revenue for seven events that occurred in April/May was:

April 21st , Trivia Night, income $829.90
April 29th, Wing Night, income $932.75
May 5th, Game Night/Cinco de Mayo, income $1,604
May 12^th, Movie Night, income $1,210
May 13th, Karaoke Night, income $1,020
May 19^th, Trivia Night, income $1,208
May 21^st, Pizza and Paint, no income identified

There was an error in the scanning process so attendance records are not available.

The Operating Fund/Expense Report showed that $79K was the total dues and fees collected for the month of April and $1,857,783 for the end of our fiscal year. This figure includes dues income prior year’s dues, dues interest and collection fees and represents more a dues collection rate of 75.81%; Collection reported is $1,212,143 for the fiscal year. 94% was collected in-house. Sunrise has collected $73,644 for the fiscal year; Public Safety staff is currently at 1 full time and 5 part time members; Rental income for the fiscal year was $687K.; Code Enforcement fees were $186K YTD with a negative variance of $1.2K; Bar and Grill income for the month of April were $6,295. Income for the fiscal year was $59K; Resale certificates is $1,610 for the month of April which represents 10 homes being sold; Total income has a positive variance of $274K YTD with total income at $2.9M YTD; Refuse collection was $231K for the fiscal year; total expenses are $2.8M for the fiscal year; $824K is in reserves; interest on investments is $227.95. The next scheduled meeting of F&P will be held on Friday, June 16th at the Administration building.

Director’s Comments

Bob Leon stated that there are 39 homes for sale in Emerald Lakes. Seven listed were just posted this week. They are:

$375,000 listed for 1 day at 106 Island Drive
$450,000 for 2 days at 400 Cedar
$675,000 for 4 days at 163 Beaver Dam Rd
$380,000 for 4 days at 171 Bull Run
$309,000 for 4 days at 312 Clearview
$219,900 listed for 5 days at 1079 Clover
$425,000 listed for 7 days 1422 Glade
$440,000 for 17 days listed at 207 Beaver Dam
$299,000 listed for 17 days at 134 Ivy Way
$465,000 listed for 18 days at 1655 Glade
$319,000 listed for 18 days at 248 Cedar
$459,000 listed for 19 days at 558 Clearview
$465.000 listed for 21 days at 1258 Clover
$412,000 listed for 21 days at 1432 Clover
$269,000 listed for 23 days at 1147 Horizon
$850,000 listed for 29 days at 265 Cedar
$280,000 listed for 29 days at 1047 Cricket
$269,900 listed for 30 days at 143 Sycamore
$500,000 listed for 31 day at 104 Tumbleweed
$189,999 listed for 34 days 607 Sullivan Trail
$325,000 listed for 36 days at 1642 Clover
$264,900 listed for 39 days at 143 Granite
$226,000 listed for 45 days at 1245 Glade
$314,900 listed for 51 days at 174 Sage
$449,000 listed for 51 days at 332 Cedar
$425,000 listed for 51 days at 128 White Tail
$599,900 listed for 56 days at 1410 Glade
$419,000 listed for 58 days at 1205 Bowstring
$399,000 listed for 63 days at 1117 Sioux Court
$949,000 listed for 64 days at 161 Beaver Dam
$399,999 listed for 73 days at 1674 Glade
$405,000 listed for 83 days at 2441 Grey Birch
$535,000 listed for 101 days at 2133 Wild Laurel
$389,500 listed for 101 days at 2232 Grey Birch
$389,500 listed for 113 days at 1272 Glade
$399,800 listed for 140 days at 795 Clearview
$300,000 listed for 255 days at 116 Yellow Birch
$589,000 listed for 273 days at 222 Arbor
$325,000 listed for 315 days at 227 Hornbeam

Dave Borsos requested patience with the membership and allow the board time to address issues. He stated that as we go through the years something new always comes up.

Mike Camino stated summer is here and Short Term Rentals are popping up. If the membership has issues they should call public safety first or for serious issues Pocono Regional Police at 570-992-9911. He further stated that people should be nice to your neighbors and get to know who lives next to you.

Buz Whelan commented on the bar and grill opening on Thursday night. He complemented Taylor, the new bartender who was pouring drinks during happy hour. He makes a terrific martini and has an awesome list of mixed drinks available. The Taco Salad bowl and Rodeo burger cooked by Cassie was fabulous. Whelan further stated that when he got home from the Lodge that night, a member knocked on his door to complain about a ticket that his son received from public safety. He stated that all complaints should go to the Administration staff and not board director houses.

Public Comments

Crista complained that public safety flew by her house and went through a stop sign.

Debra Wolf asked who was responsible for cutting the grass at the end of her property. She was told that we do not have the equipment to do it. In the past when we did cut the grass, the equipment would break down constantly, so the board asked the membership to please take care of that area on their properties. She also requested seminars for seniors on scam prevention by the police/fire department.

Amanda from Granite asked how to get involved. She was told to visit the Administration building to sign up for a committee.

Eric Bergstrom stated that currently there are boats on the lake without tags or IDs. He will be patrolling the lakes and he requested that signs be posted at the boat launch so the boater can see the requirements before they launch their boats. In addition, he is requesting additional boulders to be placed at the Butterfly Garden to prevent ATV from driving into the gardens. He also requested mile markers be put around the lake so that if an issue occurs, the area can be easily identified.

Linda Shuey stating that closing in the dog park doesn’t necessarily control dogs. They can swim. She advised that for the recreational items above that the Association check with our insurance carrier.

Jason Bradley stated that in NY people don’t own the streets; however, they are required to shovel their sidewalks.

Serena complained that her next door neighbor never mows. The house is vacant. She also inquired about the board hearing her second request for an appeal. The Appeals Committee heard her case and reduced her fine; however, she wants to board to now hear her case.

Six (6) new members were welcomed to the Community.

A motion was made by Connie Simpson to adjourn. It was seconded by Mike Camino. Meeting adjourned at 11:58 AM.

Reporters Note: I write these reports based on notes taken during the meeting. I get no special consideration or cooperation from the board. I try my best to report accurately, but occasionally mistakes will be made. I invite correction and have no desire to intentionally mischaracterize any comments or actions.

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Emerald Lakes Board of Directors Open Meeting, April 29, 2023

Apr 30

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 9:32 AM. All board members were present. Assistant General Manager, Nicole Clemens was also present. General Manager Darryl Gamble was absent due to an illness. After the pledge of allegiance, Buz Whelan, President called for a motion to approve March’s open board meeting minutes. The motion was made by Mike Camino and seconded by Connie Simpson. It passed unanimously. Whelan started his President’s Opening Statement by stating that the next fiscal budget will be voted under old business. The board listened to member’s comments and made adjustments where they felt were appropriate. He further said that if a blank budget were sent out to the membership to fill out, no two would be the same. Everyone has different priorities. Whelan also said that the board takes into consideration three major areas while the budget is under development. They are to provide for the safety and well being of the community, the financial health of the community and to provide for amenity upkeep/repairs and events. In 2018, under the management of an outside contractor, the Association was $265K in the hole under our reserve funds. They did not follow our by-laws requiring 25% of dues money to be put in reserves. When the outside company’s services were terminated and the board took over, that money was repaid and an additional $804K was put into reserves making the total amount going to reserves about $1M during that time frame. In addition, this board also got quarterly payments and proxy voting into our by-laws.

Dave Borsos gave the Treasurer’s report for March. Currently we are $91K over budget on collection of dues. Dues collected for March were $84K and Year to Date (YTD) $1.7M; Dues collection rate is 73.75% this year while last year at this time we were at 68%. Whelan added that when this board and management took over in 2018, compliance was at 49%; Rental income is $673K YTD; Code Enforcement Officer revenue is $167K; Access card income is $126K YTD; Bar and Grill income $53K YTD; Private events are $1,290 YTD which is great since families can rent out the space for family events; Vending sales are $2,027 YTD; Income totals YTD are $2.8M; Total expenses are $2.6M YTD, costs centers include Administration, General/Professional, Public Safety, Maintenance, CC/Recreation, Insurance, Utilities; Administration is $593 YTD which has a negative variance of $70K; Maintenance is $1,167,032 with a negative variance of $104K due to vehicle and equipment purchases; Insurance has a negative variance of $13K and utilities has a negative variance of $13K, which is due to rising costs; Cash Assets are $518K YTD; Reserve Fund, short term is $804K; Long term reserve investment account is $129K. A motion was made by Bob Leon to accept the Treasurer’s report. It was seconded by Mike Camino and passed unanimously.

Under Old Business

Whelan called for a motion to approve the budget for fiscal year 2023/2024. The motion was made by Dave Borsos and seconded by Mike Camino. It passed unanimously.
Pothole/Paving update – Bob Bulin, Darryl Gamble, and Rob our maintenance supervisor along with the outside road paving contractor have driven through the Community to identify and prioritize roads that need repair or replacement. Roads that were tarred and chipped last year that failed will be on the list for replacement this year. The worse areas were mapped out and the contractor will be submitting a proposal for the work. Whelan stated that repairing potholes is on ongoing task and approximately 1,500 potholes were filled last year. He also stated that last week an early morning news show did a piece on potholes. Everyone has this problem, especially if you live above the freeze/thaw line. Water goes under the road and freezes and thaws and could cause part of the road to collapse. Our maintenance team is constantly working on the roads but currently the weather is not cooperating. Currently, staff is looking to purchase an asphalt roller. The board and staff appreciate the membership’s patience. If you have a pothole or road issue that you would like to report, please call the administration office. One of the choices on the phone tree is for reporting these issues.
Pine Tree beach will have a feasibility study completed this summer to determine the best course of action to prevent beach closings. This study will take place in July and August. Nicole Clemens is working with John Smith from the Department of Health to determine if a change in the footprint of the lake is warranted. Currently there is not enough water flow where the beach is located and the water is getting stagnant. The beach was built in 1979/1980 and was not built correctly. In addition, adding sand brings up silt issues, since the beach does not have all the correct levels of stones, etc. Hopefully a resolution for the beach closures is reached by the end of the year. Randy Kopp and Eric Bergstrum from the fishing club are going to start testing the feeder streams.

Under New Business:

The saunas at the Lodge will be opened. New motors, control systems and various parts have been ordered to repair the units. The units are old and parts are not easily available so some parts had to be remanufactured. There will be rules once the units open. Those rules will be discussed by the board and will be a task for Rules and Regulations. One of the rules will be that you cannot leave the unit on unattended to warm up the bathroom while you are swimming in the pool.
Trash proposal will be discussed by the board to allow passes to be sold to throw additional garbage bags above the limit into our compactor. Since Panther Waste charges $4 for a black contractor bag, it was discussed to charge $4 for each pass, which would entitle you to one additional bag. These passes will be available to renters as well as full time residents. The fee should more than compensate for the additional trash that would be placed in the compactors.

Committee Reports

Connie Simpson reported on the Rules and Regulations meeting. She stated that the committee would like to see any fines imposed on the membership to be sent by registered mail.

Bill Baehr stated that 5 appeals were scheduled and heard.

Bob Leon reported on the Real Estate committee that discussions were held on a get together meeting being scheduled in May. They would like to extend an invitation to local handy people so that more in-community services are utilized. They are also working on how to assist members on the application process for Short Term Rental (STR) in Toby Township and updating the guide for new amenity passes;

Kathy Whelan spoke on behalf of Finance and Planning (F&P). F&P had their meeting on April 21^st. Ms. Whelan stated revenue and attendance for five events that occurred in March/April were:

March 17^th , Trivia Night, income $559.25, Attendance 10 owner passes and 19 guest passes
March 18^th, St Patrick’s Day event, income $1,975.25, Attendance 23 owner passes and 29 guest passes.
April 7^th – Game Night, income $784.75, Attendance had an error in the scanning of report.
April 8^th, Karaoke Night, income $898.Attendance had an error in scanning of report
April 14^th, Movie Night, income $1,390.25. Attendance had an error in scanning of report

There was no scanning for the children’s Easter event, however, there were between 100 and 120 people in attendance

The Operating Fund/Expense Report showed that $84K was the total dues and fees collected for the month of March and $1.7M YTD. This figure includes dues income from prior year’s dues, dues interest and collection fees and represents more than 100% of the budgeted amount; the dues collection rate is 73.74%; Collection reported is $97K for the month where in-house collections was $77K which represents 79% of all collections. YTD collections are $1,144,322. This number includes $19,675 from Sunrise Collections; Public Safety staff is currently at 1 full time and 5 part time members; Rental income is at $23K for the month of March with YTD income at $673K.; Code Enforcement fees were $167K YTD with a negative variance of $4.9K; Bar and Grill income for the month of March were $5,735 while costs were $863 for the bar and $2,104 for the grill; Resale certificates is $1,776 for the month of March which represents 11 homes being sold; Total income has a positive variance of $246K YTD with total income at $2.8M YTD; Refuse collection was $215K YTD which represents a minimal negative variance of $4.3K; General and Professional Services paid out $2,125 as a down payment for the reserve study that is prepared every 5 years with Kipcon; total expenses are $2.6M YTD; $804K is in reserves; interest on investments is $191.72. The next scheduled meeting of F&P will be held on Friday, May 19th at the Administration building.

Director’s Comments

Connie Simpson would like to see the Book of Resolutions reinstated. She also thanked all the people that came out for Earth Day.

Bob Leon stated that there are 28 homes for sale in Emerald Lakes. They are:

$ 219,900 listed for 1 day at 1174 Glade
$850,000 listed for 1 day at 265 Cedar
$329,900 listed for 1 day at 1047 Cricket
$500,000 listed for 3 day at 104 tumbleweed
$269,000 listed for 6 days at 1147 Horizon
$189,999 listed for 6 days at 607 Sullivan
$345,000 listed for 8 days 1182 Glade
$350,000 listed for 8 days at 1642 Clover
$274,900 listed for 11 days at 143 Granite
$226,000 listed for 17 days at 1245 Glade
$314,8900 listed for 23 days at 174 Sage
$449,000 listed for 23 days at 332 Cedar
$425,000 listed for 23 days at 128 White Tail
$499,900 listed for 28 days at 1410 Glade
$419,000 listed for 30 days at 1205 Bowstring
$420,000 listed for 35 days at 1117 Sioux
$949,000 listed for 36 days at 161 Beaver Dam
$450,000 listed for 45 days at 1674 Glade
$405,000 listed for 55 days at 2441 Grey Birch
$535,000 listed for 73 days at 2133 Wild Laurel
$389,500 listed for 73 days at 2232 Grey Birch
$399,900 listed for 85 days at 1272 Glade
$399,800 listed for 112 days at 795 Clearview
$339,000 listed for 163 days at 1529 Clover
$475,000 listed for 177 days at 1258 Clover
$300,000 listed for 227 days at 116 Yellow Birch
$589,000 listed for 245 days at 222 Arbor
$349,900 listed for 287 days at 227 Hornbeam

Dave Borsos stated that it is good to see more members coming out for meetings. He also thanked the Recreation Club for bringing activities into the Lodge.

Mike Camino stated that since it is the end of April, beginning of May more bears are coming out of hibernation. Please secure your trash. During the summer he would like to see the bar and grill hours extended. He is glad that the Lodge will be opened on Thursday nights.

Buz Whelan stated that effective immediately, if you dial into the main number and hit option #3, you can leave a message for the board or a specific board member. The messages will be taken off the system every morning during the week and forwarded to the appropriate board member. He thanked Nicole Clemens for making this happen. He also thanked the Emerald Ladies for the library boxes and for their work with the feral cat population in Emerald Lakes as well as injured cats.

Public Comments

Hilary Decker thanked the staff for the wonderful Easter event.

Louise Leon stated 3 cheers to the board and Bob Bulin.

Joan Gregorio asked if there would be a day where the members could get rid of branches. She was told that we had no place to put them. Bob Bulin looked into buying a commercial wood chipper. A used one would run about $22K while a new one costs $79K.

Randy Kopp recommended bringing back the calendar in the newsletter. He requested that the newsletter get out earlier. He also thanked Claude and Baehr for the events. In addition, he asked if the septic policy was in place.

Linda Shuey thanked her neighbor and Terminex guy for controlling a fire on Mountaintop Lake. These individuals doused the fire with buckets of water and fire extinguisher until the fire department arrived. The brush fire was due to a problem with a transformer. Shuey asked what policy is in place for trash cans on Short Term Rental property that have been knocked over. She was told to call the office. She would like to see better communication since she could not find the calendar on the website. She requested that the current budget be on the website page, that email blasts for the meetings go out, that meeting minutes be kept in the resolution book and questioned why the pool attendant needed a shed at the outdoor pool.

Scott Thompson complained about not seeing a notification for the meeting and inquired when his 76 year old sister-in law’s cul-de-sac would be paved. Clemens believes that the rest of the cul-de-sacs will be paved this year.

Kathy Whelan complimented the staff on the “Pizza and Paint” event for the children, scheduled for May. It seems like an awesome event.

Ange Noonon spoke about the Emerald Ladies. It is a social group that meets at the Lodge the first Sunday of the month at 12:30 PM. The group also has chair exercises every Sunday at 2:00 PM at the Lodge. All are welcomed. Currently this group Traps, Neuters and Returns (TNR) feral cats in the community. All donations are welcomed. The little library boxes were placed at the Lodge and the mail houses. This is for a book exchange. Please do not drop off multiple books at these stations. Finally, wellness walks are under discussion. These will be short walks where a nurse will accompany the group and give out health tips. An example would be what types of questions you should be posing to your doctor.

Nine (9) new members were welcomed to the Community.

A motion was made by Connie Simpson to adjourn. It was seconded by Dave Borsos. Meeting adjourned at 11:27 AM.

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Emerald Lakes Board of Directors Open Meeting, March 25, 2023

Mar 26

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 9:35 AM. All board members were present. General Manager Darryl Gamble was also present. Assistant General Manager, Nicole Clemens was absent due to a family emergency. In addition, the meeting was not able to be recorded due to technical difficulties. After the pledge of allegiance, Buz Whelan, President called for a motion to approve February’s open board meeting minutes. It passed unanimously. Whelan stated that he was holding his comments till the Director’s Comments section of the meeting and turned the floor over to the Treasurer.

Dave Borsos gave the Treasurer’s report for February. Currently we are $148K over budget on collection of dues. Dues collected for February were $305K and Year to Date (YTD) $1.6M; Rental income is $649K YTD; Code Enforcement Officer revenue is $150K which is $6K under budget; Access card income is $123K; Bar and Grill income for February was $6.4K and $47K YTD; under income two areas have a negative variance of $270 for Boat/Fishing Permits and $68 dollars for Newsletter Ads; Resale fees are at $19K YTD; Income totals YTD are $2.7M; Total expenses are $2.3M YTD; Administration is $528 YTD which has a negative variance of $63K; Public Safety is $136 YTD with a positive variance of $29K due to being short staffed; Maintenance is $1,057,732 with a negative variance of $102K due to vehicle and equipment purchases; Community Center/Recreation is $391K YTD with a negative variance of $12K; Insurance has a negative variance of $13K and utilities has a negative variance of $3K, which is due to rising costs; Cash Assets are $674 YTD; Reserve Fund, short term is $784K; Long term reserve investment account is $129K. A motion was made by Connie Simpson to accept the Treasurer’s report. It was seconded by Bob Leon and passed unanimously.

Under Old Business

Whelan called for a motion to approve the preliminary budget. The motion was made by Bill Baehr and seconded by Bob Leon. It passed unanimously.
Whelan stated that the Administration office was being deluged with phone calls about the dues increase. Whelan stated that there will be no increase in the upcoming fiscal year. In the 2024/2025 budget quarterly payments will be $310. And full payment will be $1,240. The increase will be every other year for the next 10 years.

Under New Business:

Fees will be increased for Amenity passes and boat permits. All increases will be $5 per pass/permit.
Pine Tree Island will have a study completed this season. Water will be tested in various places to determine if the beach should be moved. Currently the beach is in an inlet and has become a collection point for bacteria. Testing will also be done at the feeder and ephemeral streams. An independent lab will perform the testing.
Lake maintenance includes a beaver and geese plan. This plan is through the state and includes gathering up and relocating the animals. In addition, weed and lily pads will be treated.

Committee Reports

Connie Simpson reported on the Rules and Regulations meeting. She called for a resolution to allow 2 yard/garage sales per year, up to three days and must be permitted by Emerald Lakes Association and the Township. Mike Camino made the motion and it was seconded by Connie Simpson. It passed unanimously. In addition, the committee discussed the $500 fine for sharing IDs cards with a delinquent member. A member inquired if we could open up water aerobics to outside people. She was told that we cannot sell memberships since this is a non-profit association. The Association would be in jeopardy of losing our tax status.

Bill Baehr stated that 6 appeals were scheduled; however, one individual did not show up for his appeal.

Bob Leon reported on the Real Estate committee that discussions were held on a get together meeting being scheduled in May.

Kathy Whelan spoke on behalf of Finance and Planning (F&P). F&P had a special meeting to review and approve the preliminary budget before the board met for their evaluation. The meeting was held on March 17th. Ms. Whelan stated revenue and attendance for three events that occurred in February/March were $1,111 with 30 people in attendance for Karaoke, $705.75 with 21 in attendance for Trivia and $3,558 with 70 people in attendance for the Winter Luau. Please note that the number of people in attendance does not include individuals that entered using an amenity pass. In the future, front desk staff will scan a guest pass so that more accurate information on attendance can be obtained. The Operating Fund/Expense Report showed that $305K was the total dues and fees collected for the month of February and $1.6M YTD; Public Safety staff is currently at 1 full time and 5 part time members; Rental income is at $92K for the month of February with YTD income at $649K.; Code Enforcement fees were $142K YTD with a negative variance of $3.3K; Bar and Grill income for the month of February were $6,427 while costs were $1,434 for the bar and $1.632 for the grill. The next budget will have a finer breakdown of categories for the bar and grill such as office supplies, equipment, food, liquor, staffing etc; Resale certificates is $1,400 for the month of February which represents 9 homes being sold; Total income has a positive variance of $217K YTD with total income at $2.7M YTD; Refuse collection was $201K YTD which represents a minimal negative variance of $1.5K; total expenses are $2.3M YTD; $784K is in reserves; collections reported for February are $150.6K, where in house collections were $146.2K which represents 97% of collections; YTD collections are $1,047,141; interest on investments is $166.54. The next scheduled meeting of F&P will be held on Friday, April 21st at the Administration building.

Director’s Comments

Bob Leon stated that there are 22 homes for sale in Emerald Lakes. They are:

$299,800 listed for 1 day at 1095 Clover Rd
$440,000 listed for 1 day at 1117 Sioux
$949,000 listed for 1 day at 161 Beaver Dam (Lake front)
$224.250 listed for 7 days at 3114 Red Fox
$559,000 listed for 10 days at 1674 Glade
$405,000 listed for 20 days at 2441 Grey Birch
$226,000 listed for 32 days at 1245 Glade
$535,000 listed for 38 days at 2133 Wild Laurel
$399,800 listed for 38 days at 2437 Grey Birch
$357,900 listed for 43 days at 310 Cedar
$424,900 listed for 46 days at 152 Granite
$420,000 listed for 50 days at 1272 Glade
$439,900 listed for 165 days at 1616 Glade
$399,800 listed for 77 days at 795 Clearview
$375,000 listed for 103 days at 185 Granite
$424,900 listed for 104 days at 1432 Clover
$359,999 listed for 128 days at 1529 Clover
$489,900 listed for 142 days at 1258 Clover
$399,000 listed for 157 days at 2209 Doe
$300,000 listed for 192 days at 116 Yellow Birch
$589,000 listed for 210 days at 222 Arbor Doe
$349,900 listed for 252 days at 227 Hornbeam

Dave Borsos gave a shout out to the ways things were done with the board on the preliminary budget review. The board hashed out the details and there was give and take where compromises were reached.

Bill Baehr stated that the last 3 events bought in more people to the Lodge. It is great to see the bar and grill doing well. He enjoys Trivia night which is a lot of fun.

Connie Simpson thanked Nicole Clemens and Darryl Gamble for last month’s resolution and requested that it be put on the website home pages until the new copies of the Rules and Regulations Manual was printed.

Michael Camino thanked everyone for their hard work.

Buz Whelan wanted to address the pot holes. Since we live above the freeze/thaw line there are always going to be pot holes. The water seeps underground, freezes and expands and creates pot holes. Last year more than 1,500 pots holes were filed. He is asking for the member’s patience and deputizing everyone to report pot holes that are 12 inches across to the office. Whelan further stated that he hears a complaint that calls are not being returned. There will be a new menu on the phone system. If you select option #6, your message will get to the board or appropriate party. Office staff will check the message first thing in the morning and send out the message. It will take approximately 10 days for this system to go into effect.

Chris Claude stated that CEO violations are not a quota. The money is put in the budget based on previous year numbers. In addition in 2018 there was a $245K negative balance in reserves. The board paid off this debt and work to increase reserve funds. Now there is $914K in reserves (this includes the reserves and investment accounts).

Public Comments

Linda Shuey stated that communications with the board should be on the official ELA page and address whatever resolution was determined. She wants a record of her correspondence. She thanked Gamble for cutting down the branches that were hanging over the road but inquired as to when they will be collected. Gamble responded that the detritus will be collected soon.

A woman in the audience had a question/concern about public safety’s schedule. A man came to her door selling solar panels on February 22^nd. He parked outside for hours and had no identification on him when Regional police approached him. She was told that Public Safety’s schedule is not released and that it changes. It is kept secret so that anyone planning on committing a crime will not pick a time when no one is on duty. If she has an issue she should call our dispatch office at (570) 643-3385. She also complimented our Operation Manager at Maintenance, Bob Bulin. He is doing a wonderful job.

Mark Weiss stated that he sent over an article from a Mount Pocono Newsletter where it addresses a need for an emergency fund. In addition, he and his wife are enjoying the pool and the Lodge. The building is sharp as a tack and the showers work. He loved the sign at the indoor pool where it prohibits radios and music unless the individual is wearing headphones. He once had to leave the outdoor pool since someone was playing offensive music out loud.

Hilary Decker thanked staff for addressing the pot holes on Ash Drive.

Ange Noonan stated that when you leave a message on the phone at Administration, you may not get a return call immediately, but they will get back to you. She also stated that the ELA Ladies are having an exercise class at the Lodge on Sunday at 2:00 PM. All are welcome including men. Noonan also stated that the Recreation Club is doing a good job.

Another woman in the audience asked what as soon as possible meant for fixing the pot holes. She lives on Huckleberry and the pot holes are bad. She was told that once the plant opens up next month, we should be able to get material for the roads. They are aware of the issues on Huckleberry and that road may need large rolled section work done.

Scott Thompson stated that a neighbor, living here for 26 years, received a bill for .68 cents. That is ridiculous. He was told that the computer automatically generates those bills. In addition he called dispatch and no one responded. There were two cars parked on the roads right across from each other that were blocking car traffic. Thompson also stated that a neighbor was operating a barber shop out of his home. He reported it before but nothing was done. He was told that we need proof that he is operating a state licensed business. They were told that they would have to send someone undercover to get the service as proof that they have a business on site. Chris Claude stated that maybe we need to look into another dispatch service and told the story of one of our maintenance staff be threaten by a man with a gun about snow from the plow blocking his driveway.

Four (4) new members were welcomed to the Community.

A motion was made by Dave Borsos to adjourn. It was seconded by Bob Leon. Meeting adjourned at 11:08 AM.

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Emerald Lakes Special Meeting, March 18, 2023

Mar 20

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 11:00 AM. Six board members were present. Chris Claude was absent. General Manager Darryl Gamble and Assistant General Manager, Nicole Clemens were also present. After the pledge of allegiance, Buz Whelan, President introduced the people present at the front table. They were Ann Weaver and Ed Anderson from our accounting firm; Nick Haros who is our counsel from our hired Law firm; Dr Dave Borsos, Treasurer; Dan Glasgow, former President of Association; Darryl Gamble General Manager; also introduced was Assistant General Manager, Nicole Clemens. Other introductions included the board members sitting at a side table. They were Michael Camino, Bob Leon, Bill Baehr (Secretary and Judge of Elections) and Connie Simpson.

The accountants passed on addressing the audience. Nick Haros thanked everyone for coming in and said that he represents many HOAs. Of those HOAs whose membership controls the assessments (dues), virtually all are underfunded. He requested that since this was a business meeting everyone should conduct themselves accordingly.

Buz Whelan stated that he has been involved in ELA operations for 18 years. He was first elected to the board 16 years ago, in 2007. He has one more year on the board and doesn’t plan on running again. He said that this is not an “us vs. you” situation. We are all in this together. Should you decide to vote yes for the increase it goes to the Association and not the board. The increase is needed because of inflation. All petroleum based products have increased. Items such as asphalt, tar and fuel cost more. Whelan also said that it has been 3 years that the General Manager and Assistant General Manager have had a raise. The board is trying to spend our funds wisely. Whelan always said we were existing on reduced services and deferred maintenance. If an increase is not received services will need to be cut back. The board is trying to maintain the same level of services and keep Emerald Lakes as a premiere community. By being a premiere community we can maintain the quality of life, keep home values up and maintain a safe community. The increases would occur over a 10 year period and would amount to $40 every other year. This increase will amount to $10 per quarter. Whelan said the membership said that when you hit us over the head with a $200 a year increase it is hard to work it into the budget. The membership requested smaller increases over a longer period of time. The board listened.

Dave Borsos, Treasurer, stated that he has been on the board for 6 years with the last two years as Treasurer. The dues increase is needed and he feels it is well balanced and well organized. He did the math and the increase would amount to .76 cents a day. In the past he remembers when a painting contract had to be canceled because a new vehicle was needed. Borsos also did a comparison from January of last year to this year. The results were that last year costs for utilities were $9,700 and this year costs are $12,242. The cost for insurance was $6,527 last year and this year costs are at $11,653. The cost for Public Safety was $8,020 last year and this year costs are $15,000. The costs for the compactor were $18,331 for the month of January last year and $26,736 for January this year.

Dan Glasgow, former board President stated that he served on the board for 4 years with two of those years as President. He remembers stating to Whelan as he shook his wallet at him that this is the only control that we have over the board. He voted against the dues increase and was told that if he feels that strongly about it, he should run for the board. He ran and he won. Once on the board he saw the conditions of our finances and realized that there were not enough funds. On the board you rely on a group of experts for advice. You plan your actions on this advice. Glasgow also stated that this is the most transparent board. All meetings are recorded and streamed. Also, notes are taken and posted on the website for people that don’t have time to watch the whole meeting.

General Manager Darryl Gamble thanked everyone for coming out. A dues increase always brings out a crowd. He works within the budget and makes the money match with what we are doing. He hopes that people will see that things are getting done. The financials are available at the office and any staff member can answer any questions from the membership. This year we spent a little less than $680K on the roads. The tar and chip work done was disappointing and those roads done in that fashion are on the top of the list to be done this spring. This year a new Kipcon report will be completed to evaluate our facilities. When he took over many of our structures were past their life expectancy. Gamble does not go on FaceBook, but information does trickle down to him. And he is aware of complaints.

Question/Comments from Floor

George Hesser stated that he hopes the increase goes through. He would like to see more pot holes addressed.
Tim Jones stated that you expect me to vote on an increase when work should have been done last year.
Scott Thompson stated that he read about fiscal responsibility on FaceBook. The Community Center reopened on June 30, 2015. What happened to the new tables and chairs, flooring and exercise equipment? After being closed for 2 years there was another reopening on July 22, 2022. Why was the floor ripped up? Why was the front office at the Administration remodeled? Mr. Thompson wanted to call for a motion to table the dues increase. Whelan told him the motion is out of order and that according to Act 180 since a call to meeting was sent out with an agenda, a motion cannot be made. It is not fair to the membership who may have decided to attend to vote on the motion. It also would be unfair to the 159 mail in voters. He was told that work had to be done at the Community Center to bring it up to code. The wiring, carpentry and plumbing was substandard.
Mark Weiss stated that he bought his home here in 2018. At that time the two pools were closed and the Community Center was trashed. He wanted to go on record thanking the board and staff and that he is proud of the community. He voted yes for the increase via proxy mail.
Annette said that she is upset with the AirBNB homes. She feels that they are making a lot of money and should pay more in dues. She stated that a renter drove into her driveway and took out her garage door. She was told that on top of the annual dues, they pay the Association to rent out their homes. They also pay for Associate member passes to use the amenities. She also requested that Buz not to be disrespectful on FaceBook. He should shut his mouth if he can’t say anything nice.
Calvin stated that he was the youngest homeowner in the room, He has been in ELA for 13 years and he feels money is not being spent wisely. Money is being spent on the wrong things. If we have a building or a septic system in distress, it should have been fixed already. He was told that the Administration building is more than 40 years past its life span. The wiring is not up to code and is unsafe.
Adam stated that if you have a problem, you should run for the board. If you have a problem, you should talk to management or the board not on FaceBook. He stated that the board and management are doing a great job and he thanked them.
Carmen asked about the dam that was in a dire position years ago. What will happen if the dam breaks? She was told that the Management Company that ran the Association put us in a hole in 2018. They drained the reserve fund and didn’t put the required money in reserves. This current board paid back all money that should have been in the reserves and built the dollar amount up to $677K. Our dam was inspected in 2021 and it is okay. The reserve fund will help to pay for any issues with the dam. The dams are inspected by the state on a yearly basis.
Marty Nicoll stated that he voted for the dues increase. He stated that it was a modest increase.
Jose Mateo stated that in 1997 this was a vacation community. He stated that if everyone paid their dues we wouldn’t need an increase. He is also afraid of all the rentals. He was told that the Association aggressively pursues delinquent accounts. Many of these accounts are taken to court where we have never lost a case. Our collection rate went from 45%/50% to 74% in a five year period. Delinquent accounts were stopped from buying passes to the compactor. An amenity program was offered to these accounts with settlements being offered. If the member still did not pay their dues their account was turned over to our attorney.
Zack who is a new resident asked for an explanation of the capital reserve fund. He was told that 25% of dues go into this fund.
Alex thanked Nicole Clemens, Darryl Gamble and Chris Claude for fixing the Community Center.

Polls opened for voting.

Bill Baehr, Judge of Elections, asked for the three volunteers who would witness the counting to accompany him into another room. The results are as follows:

132 Yes

93 No

Dues increase has passed.

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Emerald Lakes Board of Directors Open Meeting, February 25, 2023

Feb 26

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 9:33 AM. Six board members were present. Chris Claude was absent. General Manager Darryl Gamble and Assistant General Manager, Nicole Clemens were also present. After the pledge of allegiance, Buz Whelan, President called for a motion to approve January’s open board meeting minutes. He stated that he wanted it corrected that Connie Simpson was not absent at this meeting, but was present by phone so he would like the minutes to reflect this. A motion was made by Bob Leon to accept the minutes as amended. It was seconded by Mike Camino. It passed unanimously. Whelan gave his opening statement by saying that it is typical in HOA’s to have more than one faction. Not everyone will agree with what is being said or done. He requested that if anyone has suggestions on how to improve or how the board can improve, they are open to those suggestions. They will listen to solutions to see if there is a common ground that they can operate under.

Dave Borsos gave the Treasurer’s report for January. Currently we are running in the black. The numbers as of January 31^st are as follows: dues income Year to Date (YTD) is currently at $1,388,155 which represents a 74% compliance rate; rental revenue is at $556,715 YTD; Access card income is at $115, 110: bar and grill income is at $41,117 YTD with a positive variance of $12,025 YTD; Income totals are at $2,279,675 where total expenses are at $2,174,992 YTD; Total expenses has a negative variance of $179,759. A motion was made by Bob Leon to accept the Treasurer’s report. It was seconded by Connie Simpson and passed unanimously.

Whelan stated that our compliance rate is running neck and neck with property tax rates. Kathy Leslie Whelan added that as chair of Finance and Planning, collection rates for January were at $31K for in house collections. This figure is 95% of the collections so bravo to Nicole Clemens.

Under Old Business:

The 2023-2024 preliminary budget is currently being prepared. A bylaw change corrected a situation where it made it possible to allow comments from the membership. In the past, the budget was reviewed at the annual open meeting and passed on the same day when the annual meeting was changed to August the bylaw was never changed. State law requires us to have a budget in place at the beginning of our fiscal year which is May 1^st. Our bylaws are now in compliance with State law. A special F&P meeting will be held on Friday, March 3^rd to discuss the budget before it gets to the board. The board will be ready to pass the preliminary budget at the March 25^th open meeting. The membership will be allowed to view and comment on the budget for a 30 day period. The final approval of the budget will happen at the April 28^th open board meeting.

Under New Business

Discussions were held on the proposed dues increase. The reasoning for the increase is to keep up with inflation. The membership in the past has requested that smaller and more frequent increases be implemented so it will be less of a burden for them. The increase will be $40 every other year for the next 10 years, which equates to a $10 increase for the members that pay quarterly. A member from the audience stated that what is to stop a future board from raising dues again before the 10 years has expired. She was told that only the membership can make that change by at 50% plus 1 vote. A member stated that the board will look like liars if a future board looks to put another increase in place within the next 10 years. The board cannot predict what future boards will do. This increase is a solution to a majority of the member’s requests.

Committee Reports

Connie Simpson spoke on behalf of Rules and Regulations. She put a motion forward for a resolution to add under signs on page 17, paragraph #6 to allow private property and no trespassing signs. Mike Camino seconded the motion. It passed 4 to 1 with Leon being the dissenting vote. Simpson added a second resolution to add requirements for yard sales. It was seconded by Bill Baehr. They will be limited to 2 per year, limited to 2 days and must be township and ELA permitted. After discussions on issues such as holiday weekends this motion was tabled till next month. Discussions with the attorney will happen regarding permitting and number of days for an event. Some jurisdictions only issue 2 day permits. A motion was made by Simpson to remove this motion from the table pending further review. It was seconded by Bill Baehr and passed unanimously. A motion by Connie Simpson for a third resolution was presented. This resolution was regarding members allowing other members that are not in good standing to use their guest passes to enter amenities. A $500 fine will be issued to the offending member. This resolution was also removed from consideration by Simpson. It was seconded by Leon.

Bill Baehr stated that there was no scheduled meeting for the Appeals Committee.

Bob Leon stated that the Real Estate committee did not meet

Kathy Whelan spoke on behalf of Finance and Planning (F&P). The meeting was held on February 17th. Ms. Whelan stated revenue for three events that occurred in February were $700 for the Valentine’s Day dinner, $2,084 for karaoke and $550 for the Super Bowl event. She apologized to Bill Baehr for not having the numbers for Trivia night. In the future Clemens will run a report so that the numbers of members attending the functions are available to the committee. Currently dues collected are at 74.14% but it is anticipated that the percentage will increase with the next quarterly dues installment due in February; Rental income is at $15K for the month of January with YTD income at $556K.; Code Enforcement violations were $119K YTD; Resale certificates were $900 for the month of January which represents 6 homes being sold; currently there are 5 part time public safety staff and we are looking to hire more; refuse expenses are at $180K YTD which represents a minor negative variance of $4K; Currently there is $686K in reserves; Interest on investment is $101.42 YTD. The next scheduled meeting of F&P will be held on Friday, March 17th at the Administration building.

Director’s Comments

Bob Leon stated that there are currently 19 homes for sale in Emerald Lakes ranging from $254K to $1.5M.

Bill Baehr thanked everyone for coming out to Trivia Night. Attendance continues to grow. There were a total of 9 teams with over 35 people present.

Mike Camino complimented the maintenance staff for doing a wonderful job. He also stated that he was available to the membership to discuss any issues.

Dave Borsos stated that there were many ways that the membership can communicate with the board. He was not on FaceBook until he got onto the board. Borsos stated that the board is transparent and if you have questions you should call the office.

Public Comments

Linda Shuey stated that she loves this Community. She agrees with some things but also disagrees with others. She doesn’t think it is fair to remove people from the Facebook page so that they are unaware of the discussions. She stated that all comments should be respectful and the board is listed as experts. She wants to help and feels different views should be presented. Her biggest concern is fiscal responsibility. She is opposed to adding new amenities such as a dog park, kayak rental program, electric signage etc. Money should be spent on our current infrastructure. Shuey is worried about the dams. She doesn’t understand why recommended tasks on studies for Clover Bridge have not been completed. She was told by Gamble that the original quote of $65K that was budgeted for was going to cost more than originally quoted. They do not want to put money into repairs if the Clover Bridge needs to be replaced. A re-assessment of the bridge will be done. There is no immediate threat to the membership but over time work will be required.

Dan Glasgow asked that other members be given the opportunity to speak before a speaker is given over 20 minutes to speak. Glasgow urged the board and Ralph Musto to follow the Rules and Regulations. He wanted to know if the goal was to raise money or for compliance with the rules and regulations.

Alba stated that she found out about her fines through the township. She is being ignored left and right. She has problems with the pot holes on her road which is Red Oak. The milk man stopped delivering her milk since he broke too many bottles. She stated that when you complain you are blamed. Better communication with the membership is needed. Whelan stated that he will look at her road.

Six (6) new members were welcomed to the Community.

A motion was made by Connie Simpson to adjourn. It was seconded by Bill Baehr. Meeting adjourned at 11:57 AM.

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Emerald Lakes Board of Directors Open Meeting, January 28, 2023

Jan 29

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 9:30 AM. Six board members were present. Connie Simpson was absent. General Manager Darryl Gamble and Assistant General Manager, Nicole Clemens was also present. After the pledge of allegiance, Buz Whelan, President called for a motion to approve December’s open board meeting minutes. After discussions and minor changes to spelling and adding titles a motion was made by Dave Borsos and seconded by Chris Claude. It passed unanimously. Whelan further stated that “pursuant to Article V, Section 6 of the Emerald Lakes Association Bylaws, should a vacancy occur, a successor is chosen from the next highest vote tally of the most recent Annual Meeting. Director Steve Kavanagh having resigned and left the community; such a vacancy was created. Therefore, Michael Camino having gotten the next highest vote tallies at the August 20, 2022 Annual Meeting is hereby installed as a director on the Emerald Lake Board. He shall serve until the next Annual Meeting when a director shall be elected to fill the unexpired term”. In addition, since Steve Kavanagh held the secretary board position with Bill Baehr as the backup, Baehr was nominated to fill the position permanently. Chris Claude made the motion to elect Baehr as Secretary. It was seconded by Bob Leon. Baehr was elected unanimously.

Dave Borsos gave the Treasurer’s report for December. Currently we are $112K over budget on collection of dues. Dues collected for December were $63K and Year to Date (YTD) $1.3M. Rental income is $541K YTD. Code Enforcement Officer fines are $5K under budget. Bar and Grill income for December was $4.9K and $37K YTD Income totals YTD are $2.2M. Total expenses are $1.9M YTD. Cash assets are $624K; Reserve funds are $829K; Investment account is $128K. A motion was made by Bob Leon to accept the Treasurer’s report. It was seconded by Chris Claude and passed unanimously.

Discussions on the bar and grill ensued. The cost for food and drink will be broken down and an inventory on stock will be done weekly to determine what the actual costs are for the food and beverages. In some cases food has to be ordered by the case, so some food is in inventory and will be used at another time.

Under Old Business:

Discussions were held on inviting people into the community that are not member but live in the footprint of the Association or next to our properties. Accurate mailing lists need to be developed.
An electric sign will be installed, most likely at the main entrance. It will be informative on events or information as to issues in the community. A lucite or similar cover will be used to avoid vandalism.
Currently a form is being developed by Gamble, Clemens and Claude. The membership will be required to have their septic systems pumped and maintained on a regular basis.

Under New Business

Discussions were held on a proposed dues increase. There are two large projects that are critical to the Association. The first project was the repair or replacement of the Clover Bridge. The underneath structure is much deteriorated and may in the future be condemned. If it is, traffic will have to be rerouted. This may cause an issue with emergency vehicles and will be an issue for members who use this route often. The second project is the need to replace the Administration building. Currently there are issues with the outdated electrical wiring which causes a fire hazard. While snowing it enters the facility which causes mold, mildew and a host of other problems. The structure is from the 70’s and is in desperate need of replacement. The plan is to have a modular system built. This way staff will only be slightly inconvenienced while the structure is being erected. They will be temporarily relocated to the Community Center (CC). The dues increase is a 10 year plan with increases of $40.00 every other year. If someone pays quarterly, that is $10.00 per quarter. This plan addresses membership comments on having more increases with lower dollar increases. This plan will also help to fund the two critical projects. A motion was made by Baehr to present the increase to the membership and was seconded by Leon. It passed unanimously. Another motion was made by Baehr to have the Special Meeting for the proposed dues increase on March 18^th. It was seconded by Borsos and passed unanimously. It was noted that Claude would not be able to attend this meeting.
2024 will mark the 50^th Anniversary of Emerald Lakes becoming an association. The community was turned over to the Association in 1974. It was incorporated in 1975. In 1999, the Association had a 25 year anniversary celebration so in 2024 to celebrate our 50 year Anniversary a big event will be planned. A brochure will be developed on the 50 year history which will include pictures.

Committee Reports

Kathy Whelan spoke on behalf of Finance and Planning (F&P). The meeting was held on January 20th. Ms. Whelan stated that the committee discussed the two large projects that are critical to the Association and the dues increase 10 year plan. Every member of the committee supported the board’s proposal for the increase. The numbers on the financials show that our collection rate currently is at 72.96% which is very good. Currently dues collected for the first 8 months total $1.3M. Rental income is at $22K for the month of December with YTD income at $541K.; Code Enforcement violations were $112K YTD with a negative variance of $4K; Bar and Grill income for the month of December were $4,900 while costs were $2,976 for the bar and $3,224 for the grill. The next budget will have a finer breakdown of categories for the bar and grill such as office supplies, equipment, food, liquor, etc; Total income has a positive variance of $276K YTD with total income at $2.2M YTD; money was moved from public safety to capital for the procurement of the two vehicles; total expenses are $1.9M YTD; $676K is in reserves; collections reported for December are $67.8K, where in house collections were $59K which represents 94% of collections;. YTD collections are $862.9K; interest on investments is $59.87. The next scheduled meeting of F&P will be held on Friday, February 17th at the Administration building.

Bob Leon reported on the Real Estate committee that discussions were held on continuing projects. Ted Wolski added that the committee is currently planning an event where new and existing landlords get together to meet.

Appeals Committee met and Bill Baehr reported that they held 3 appeals hearings. Two fines were reduced while one fine was held and paid in full.

Chris Claude reminded everyone of the events that the recreation committee has planned for February. They are:

February 10^th is a Valentine Dinner (Movie night cancelled)
February 11^th is Karaoke
February 17^th is Trivia night
February 18^th is a Winter Luau

The first Friday of the month will host family game night, the second Friday will host family movie night and the third Friday night will host Trivia Night. Karaoke will be planned on the second Saturday of the month.

Director’s Comments

Chris Claude cautioned the membership to not push snow into the roadway. It can cause a dangerous situation for motorist.

Bill Baehr stated that there is an issue with people stopping at stop signs. Cars must come to a complete stop. At a four-way stop, the first vehicle to reach the intersection should move forward first. If two vehicles reach the intersection at the same time, the driver on the left yields to the driver on the right.

Bob Leon stated that there are 19 homes for sale in Emerald Lakes. They are:

$400,000 listed for 17 days at 183 Ash
$420,000 listed for 20 days at 1117 Sioux
$415,000 listed for 21 days at 795 Clearview
$600,000 listed for 37 days at 140 Island
$375,000 listed for 47 days at 185 Granite
$449,900 listed for 48 days at 1432 Clover
$1,559,000 listed for 56 days at 1103 W Emerald Lake (Lakefront)
$359,999 listed for 72 days at 1529 Clover
$422,000 listed for 74 days at 2441 Grey Birch
$305,000 listed for 82 days at 177 Island
$499,900 listed for 86 days at 1258 Clover
$415,000 listed for 101 days at 2209 Doe
$399,900 listed for 106 days at 1708 Glade
$250,000 listed for 108 days at 1782 Glade (Property owner sale)
$300,000 listed for 136 days at 116 Yellow Birch
$589,000 listed for 154 days at 222 Arbor
$349,900 listed for 196 days at 227 Hornbeam
$260,000 listed for 223 days at 920 Cricket
$254,999 listed for 232 days at 2247 Doe

Buz Whelan asked if Leon can report on homes sold and at what dollar value instead of homes for sale. Whelan stated it would give people better idea of the current value of your own home.

Mike Camino thanked everyone and stated that he was happy and grateful to be here.

Buz Whelan stated that he has a personal peeve. He is against a member letting another member uses their guest pass when that member is not in good standing. If you do that you are supporting delinquency. If you take their trash to the compactor, that costs the Association money. Whelan wants to see $500 fines for these infractions. He is requesting Rules and Regulations to address this issue.

Public Comments

A gentleman from the audience stated that some stop signs are hidden due to tree branches and limbs. He was told to report any signs that are hidden to the office. That task is part of maintenance’s routine and there may be an occasion where they miss a sign.

Ange Noonan spoke of the Emerald Ladies and will be posting soon as to when the next meeting is. An exercise program at the CC is currently being discussed. Noonan thanked all that contributed to the rescue of Sage. Sage is a small cat that was hit by a car on Sage Rd. The cat had a broken jaw and needed medical attention. The cost was over $1,000 and a lot of people contributed to her care. The cat is currently in a foster care home and will be adopted out. There is still an outstanding bill at the vet so additional contributions are welcomed. In addition to Sage, the Emerald Ladies have trapped, neutered and returned 8 cats in the community. More cats are planned on being trapped in the Spring.

Hillary Decker thanked the board and management for installing the speed bumps.

Nine (9) new members were welcomed to the Community.

A motion was made by Chris Claude to adjourn. It was seconded by Bob Leon. Meeting adjourned at 11:13 AM.

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Emerald Lakes Board of Directors Open Meeting, December 10, 2022

Dec 11

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 9:36 AM. Four board members were present. Bob Leon, Bill Baehr and Steve Kavanagh were absent. General Manager Darryl Gamble and Assistant General Manager, Nicole Clemens was also present. After the pledge of allegiance, Buz Whelan, President wished all Season’s greetings. He wished a Merry Christmas, Happy Hanukkah and Joyous Kwanzaa. Whelan also noted the holiday hours for staff and asked that the membership be mindful of the hours and adjust your schedule for visiting the Administration building or the trash compactor. The Administration building will close at 1:00 PM on Friday, December 23^rd and will be closed all day on Saturday, Sunday and Monday. It will reopen on Tuesday, December 27^th. The compactor will be closed on December 24^th and 25^th and will reopen on Tuesday, December 27^th. The Community Center will be closed on December 24^th and 25^th and will reopen on Monday. December 26^th. Whelan stated that our staff works hard and are very dedicated and have earned the right to be off. Whelan also reminded members that if they require a plow person, now is the time to contact them before it starts snowing. If you do your own plowing it is a good idea to check out your equipment and have the necessary fuel available. Whelan also stated that if an offhand comment is made at the open board meeting it doesn’t mean that a new policy is in place. That only happens when the board votes on an issue. Office staff seems to be inundated with phone calls when such comments are made. He further stated that staff does not set the policy, the board does, and so all contact should go to the board. The board has public comments at the end of the monthly open meeting and is also available by email.

A motion to accept the November minutes was made by Connie Simpson and seconded by Dave Borsos. It passed unanimously.

Dave Borsos was not able to give a Treasurer’s report for November since the financials are not out yet.

Under Old Business:

Upcoming events at the Lodge are scheduled for:

Santa letter deadline is December 14th
A pajama Polar Express movie night is scheduled for December 16^th. Doors open at 5:00 PM where the show will begin at 6:30 PM.
Santa Event to include a pajama pancake breakfast will be held on December 17^th, at 10:00 AM.
Ugly Christmas sweater night at the Lodge will be held on December 23^rd.
A Masquerade New Year Eve Party will be held on December 31^st. A DJ will be playing music and a special menu is being planned.
January 4^th is the Craft Circle between the hours of 11:00 AM and 2:00 PM.
January 6^th will be family game night.
January 12^th is Paint and Sip at the Lodge. The cost is $40.00 and due by January 5^th. All canvas and paints is supplied and 2 drinks are included in the fee.
January 13^th will be family movie night.
January 14^th will be karaoke.
January 18^th is the Craft Circle between the hours of 11:00 AM and 2:00 PM.
January 20^th is the restart of Trivia night.
March 18^th is a St. Patrick’s Day party.
A winter luau is being planned for February. Break out your Hawaiian shirts.

Rules and Regulation has been started up again with Connie Simpson as the liaison. The committee will be meeting once a week on Wednesday for one to one and a half hours. The committee is first focusing on rules and regulations for yard sales. Our chief enforcement officer cannot enforce township laws but can enforce rules and regulations policies. Tobyhanna Township currently only allows two permitted yard sales a year. Complaints have been received on individuals running yard sales whenever the sun is out. It appears that these homeowners are running businesses and they are not allowed in the community.
The road work for the season is complete since it was difficult to get supplies. The Association has spent $600K this season which is $80K under what was planned. Three speed tables were installed and next year 2 or 3 more will be added. The cost $3,800 each. Lines in the community have been repainted. All dirt roads should be paved next year.

Under New Business

None

Sixteen (16) new members were welcomed to the Community.

Committee Reports

Appeals committee did not meet.

Rules and Regulation meet on Wednesdays and is reported on above under Old Business.

Finance and Planning did not meet this month since the board meeting was moved up earlier and the financials were not completed.

Mike Camino reported on the Real Estate committee. This committee meets every other month. They discussed ways on how to improve operations at the trash compactor and are developing best practices which will be forwarded to the administrative office and the board members. This committee is made up of landlords and residents and they want to focus on problem landlords and new landlords coming into the community. They want to help them get into compliance. They also plan on having workshops two times a year. At their last workshop they discussed the new ordinance that was passed in Tobyhanna Township. They are also trying to bring landlords into the community for social events such as a beer and pretzel social event. Discussions were also held on creating a community garden. The next meeting is scheduled for January 21^st.

Dave Borsos asked for a list of committee members. Whelan asked what experience they had with enforcement of ordinances in Tobyhanna Township. Camino stated that Tunkhannock has 100% enforcement and sends staff out to validate the landlord compliance. Tobyhanna does not have the same percentage verification. They are at 0%. Camino stated that the committee also looks out for the general welfare of the community and thanked the board and administration for getting things done.

Director’s Comments

Dave Borsos wished everyone happy holidays

Public Comments

Connie Simpson asked as a public comment about the planned pickle ball courts. Gamble stated that they are planned for next spring season. The tennis courts at the Community Center will have two pickle ball courts. The nets and equipment will be portable so that they can be put away and stored and/or moved to another location at the outdoor pool. A fence will be erected at the current planned location to separate the tennis/pickle ball courts from the basketball courts.

A gentleman from the audience thanked the board and administration for installing the speed table at Glade and Clearview. It has made a great difference.

A motion was made by Dave Borsos to adjourn. It was seconded by Connie Simpson. Meeting adjourned at 10:25 AM.

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Emerald Lakes Board of Directors Open Meeting, November 19, 2022

Nov 20

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 9:33 AM. All board members were present. General Manager Darryl Gamble was also present. After the pledge of allegiance, Buz Whelan, President stated that October’s minutes needed to be amended. A sentence was deleted from the proposed septic policy, the word “variance” was moved under the treasurer’s report and the board members present needed to be added to the report. A motion to accept the minutes with the amendments was made by Steve Kavanagh and seconded by Connie Simpson. It passed with two abstentions from Chris Claude and Bob Leon. Whelan opened his President’s message by mentioning the big party at the lodge that night. The event is called “A White Christmas” and Whelan stated that the decorations were wonderful. He also stated that our maintenance staff is ready for the winter season and was out last night treating the roads. On Friday night the first movie night was held at the lodge. Attendance was low but enthusiastic. The snowy weather probably hindered people from coming out. It was a good trial run and experience for staff putting on the event. Eventually a pull down screen will be added to the lodge so the picture for future movie nights will be bigger.

Whelan also said that next month’s board meeting will be moved to Saturday, December 10^th since there are many activities planned for the kids for Christmas.

Dave Borsos gave the Treasurer’s report for October. The good news is that we are in good shape financially. Highlight of the financials are that dues income is at $972K YTD and is over budget by $103K; Rental income is at $436K YTD and is over budget by $110K; Community Center income is at $139K and is $73K over budget; Total income is at $1.6M and is over budget by $296K. On the expense side we are over budget on Administrative costs by $37K; Maintenance costs are over budget by $106K; Community Center and Recreation is over budget by $25K; total expenses are over budget by 165K. Currently there is $784 in reserves and $129K in the investment account. A motion was made by Bill Baehr to accept the Treasurer’s report. It was seconded by Bob Leon and passed unanimously.

Under Old Business:

A septic policy is in progress for the Association. Items to be addressed are how to initiate the policy, enforcement of the policy and informing the members. It was discussed that the policy will go into effect on May 1^st of next year and the membership will be notified of the policy with the mailing of the dues. More discussions need to happen on how to stagger the deadline for homeowner to have their septic systems pumped so that not everyone is on the same schedule.
A calendar containing a list of upcoming events at the Lodge will be posted on the ELA website. The scheduled events are:

White Christmas – November 19^th
Polar Express movie night
Santa Event to include a pajama pancake breakfast followed by crafts – December 17th
New Year Eve Party – December 31^st

Once a month events will include karaoke, trivia night, game night. Other events being planned by the recreation club include wine and whisky nights, date nights, mother and child swims.

A dues increase was discussed. Our last increase was three years ago and the increase was $200 per year. The increase plan is to ask for smaller dollar increases over a period of time. Without an increase we are always trying to catch up. In the past we have lived on reduced services and deferred maintenance. The increase would also help to keep property values high. Gamble stated that it is better to be proactive instead of reactive. It is anticipated that the increase will be asked for at a special meeting that will be held at the end of March.
On a side note $594K was spent on the roads this year. $650K was budgeted; however, material for the work was unavailable.

Under New Business

A short term rental (STR) policy, limiting the number of short term rentals was discussed. Currently there are 286 out of the 1,680 developed properties that are registered as STRs. The question as to what percentage should these rentals be limited to. The majority of the members are against STR’s. The Real Estate committee will be asked for their input. In addition, a legal opinion would be obtained to see if a policy can be legally implemented and how would the policy be enforced.

Committee Reports

Appeals committee did not meet.

Rules and Regulation will meet on Wednesday, November 30^th at 11:00 AM in the Community Center.

Kathy Whelan spoke on behalf of Finance and Planning. The meeting was held on November 18th. Whelan stated that for the month of October total dues and fees collected are $65K; dues and fees collected YTD re $975K; currently we are at a 73.35% collection rate; Rental income was $16.4K for October and YTD income $436K; Code Enforcement violations were $86.6 K YTD; Total income has a positive variance of $296K; access card income for October was $1.9K; bar and grill income for October was $5,542; Public safety has a negative variance of $22.3K due the procurement of a vehicle being coded to their budget; refuse collections is at $125.6K YTD and has a negative variance of $45.6K; overall total expenses has a negative variance of $165K YTD, however, our actual income exceeds our total expenses YTD; $660K is in reserves; collections reported for October are $56K, where in house collections were $41K. YTD collections are $651K; interest on investments is $28.22. The next scheduled meeting will be held on Friday, January 20th at the Administration building.

Bob Leon reported on the Real Estate committee was meeting today so he was unable to attend.

Director’s Comments

Dave Borsos stated that he wanted to recognize the recreation club and all the new activities that are happening in the community. He stated that the community is becoming more vibrant and more pleasant to live in.

Bill Baehr gave a shout out to Trunk or Treat and the Veteran’s day brunch. Both events were a tremendous success. He also cautioned the membership to be careful walking on the roads especially when it is dark. Cars need to be more cautious and slow down.

Bob Leon thanked Gamble for the new yellow lines in the community. He stated that there are approximately 28 homes available for sale. Prices on homes are coming down.

Connie Simpson invited people to join them for the Rules and Regulations meeting that will be held on Wednesday, November 30^th at 11:00 AM in the Administration building.

Public Comments

Mary Kavanagh requested that a country night be held at the lodge for line dancing. She also stated that other communities besides ours are having issues with STR’s. She mentioned that they had trouble with the WI-FI at karaoke and was told that staff is working on the issue.

Ange Noonan mentioned that she missed everyone on the board but it gave her time to start up a women’s group. The group now meets once a month on Sundays at 12:30 in the lodge. The group is called the Emerald Ladies and the motto is “Community First”. Some of the ideas that are being planned for next year are Trap, Neuter and Return (TNR) for feral cats in the spring and a free library in a box. Folks can take a book and or leave a book, blood drive with the American Red Cross, walking groups, short trips, sunshine group to check on the elderly or those living alone, community wide clean-up events and covered dish events.

A motion was made by Bill Baehr to adjourn. It was seconded by Steve Kavanagh. Meeting adjourned at 11:45 AM.

Emerald Lakes Board of Directors Open Meeting, November 19, 2022

By Kathy Leslie-Whelan

Whelan also said that next month’s board meeting will be moved to Saturday, December 10^th since there are many activities planned for the kids for Christmas.

Under Old Business:

A septic policy is in progress for the Association. Items to be addressed are how to initiate the policy, enforcement of the policy and informing the members. It was discussed that the policy will go into effect on May 1^st of next year and the membership will be notified of the policy with the mailing of the dues. More discussions need to happen on how to stagger the deadline for homeowner to have their septic systems pumped so that not everyone is on the same schedule.
A calendar containing a list of upcoming events at the Lodge will be posted on the ELA website. The scheduled events are:

White Christmas – November 19^th
Polar Express movie night
Santa Event to include a pajama pancake breakfast followed by crafts – December 17th
New Year Eve Party – December 31^st

Once a month events will include karaoke, trivia night, game night. Other events being planned by the recreation club include wine and whisky nights, date nights, mother and child swims.

A dues increase was discussed. Our last increase was three years ago and the increase was $200 per year. The increase plan is to ask for smaller dollar increases over a period of time. Without an increase we are always trying to catch up. In the past we have lived on reduced services and deferred maintenance. The increase would also help to keep property values high. Gamble stated that it is better to be proactive instead of reactive. It is anticipated that the increase will be asked for at a special meeting that will be held at the end of March.
On a side note $594K was spent on the roads this year. $650K was budgeted; however, material for the work was unavailable.

Under New Business

A short term rental (STR) policy, limiting the number of short term rentals was discussed. Currently there are 286 out of the 1,680 developed properties that are registered as STRs. The question as to what percentage should these rentals be limited to. The majority of the members are against STR’s. The Real Estate committee will be asked for their input. In addition, a legal opinion would be obtained to see if a policy can be legally implemented and how would the policy be enforced.

Committee Reports

Appeals committee did not meet.

Rules and Regulation will meet on Wednesday, November 30^th at 11:00 AM in the Community Center.

Bob Leon reported on the Real Estate committee was meeting today so he was unable to attend.

Director’s Comments

Bob Leon thanked Gamble for the new yellow lines in the community. He stated that there are approximately 28 homes available for sale. Prices on homes are coming down.

Connie Simpson invited people to join them for the Rules and Regulations meeting that will be held on Wednesday, November 30^th at 11:00 AM in the Community Center.

Public Comments

A motion was made by Bill Baehr to adjourn. It was seconded by Steve Kavanagh. Meeting adjourned at 11:45 AM.

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Emerald Lakes Board of Directors Open Meeting, September 24, 2022

Sep 25

Posted by emeraldlakesfreepress

By Kathy Leslie-Whelan

The meeting was called to order at 9:35 AM. Six board members were present. Steve Kavanagh was absent. General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. After the pledge of allegiance, Buz Whelan, President called for a motion to approve July’s open board meeting minutes. The motion was made by Bob Leon and seconded by Dave Borsos. It passed unanimously. Whelan opened his President’s message by welcoming reelected Bill Baehr back on to the board and the newly elected Connie Simpson to the board. He stated that two of the three by-law changes passed at the open meeting in August. He stated that it was ironic that the by-law that didn’t pass, which was to change the percentage of votes needed to make a by-law change to a simple majority, would have passed since the majority of the membership voted to pass the change. Whelan further stated that individual members sometimes have complaints related to maintenance. Unfortunately they can’t fill every pot hole at the same time. Currently, there are approximately 75 potholes being filled weekly. Trash is also a problem and Whelan encouraged the membership to “say something, if you see something”. Do not confront someone throwing trash illegally in the community report it to the Administration staff so that they can take action. In addition, please don’t take your anger out on staff; they are only trying to help.

Dave Borsos gave the Treasurer’s report for August. The good news is that we are paying bills and moving forward. Currently we are $61K over budget on collection of dues. Rental income is $102K over budget. Code Enforcement Officer fines are $14K under budget. Community Center/Recreation revenue is $70K over budget amount anticipated. Income totals are $1.3M year to date (YTD), which amounts to $227K over budget. On the expense side we are $24K over budget on Administrative expenses and $100K over budget on the maintenance expenses. Total expenses are $142K over budget. Reserve funds are $1M. A motion was made by Bob Leon to accept the Treasurer’s report. It was seconded by Chris Claude and passed unanimously.

Under Old Business:

The membership is coming out and seems to enjoy meals and drinks at the newly renovated Lodge in the Community Center (CC). A healthy meal of a chicken Caesar salad was added to the menu. We are operating in the black but still have some start up costs that are forthcoming. We have competent staff but there will be some training. We are getting terrific feedback on the food and the operation is running smoothly. We procured hand held units so that the servers can input the customer’s orders at the tables where the kitchen and bar staff will be notified immediately. The outdoor pool has closed so the indoor pool will be getting new hours. The indoor pool will now be opened on Tuesdays and may be opened for extended hours during Football Sundays which is due to start up on October 2^nd. A calendar containing a list of upcoming events at the Lodge will be posted on the ELA website. The scheduled events are:
Craft Circle – October 5th
Fall Festival – October 8^th
Bulk Trash Day – October 15th
Sip and Paint – October 18^th
Trunk or Treat – October 29^th
Adult Halloween Party – October 29th
Veteran’s Day Brunch – November 12^th (may kick off monthly brunch)
White Christmas – November 19th
Santa Event – December 17th
New Year Eve Party – December 31^st

(Whelan talked about the White Christmas event to be held on November 19^th. It will be a ticketed event. Elizabeth Knecht is a chanteuse and will be performing for the evening. He is working with Bob and Lola Lauri on this event. Darryl Gamble and Nicole Clemens are also on the production team. Tickets will be $12.00 in advance and $15 at the door. The pool and building will close at 5:00 PM on that date and will reopen at 7:00 PM. The show will start 8:00 PM.

Discussions were held on the bacteria issues at Pine Tree Beach. Eric Bergstrom from the Fishing Club has identified two problems. The first is that rain weakens the chemicals that are used in the lake. The second is that when you kill the lily pods on top of the water, more sunlight makes the underwater weeds thrive. Bergstrom feels better communication with our hydrologist, Joe Gallagher, is key. Next year Pine Tree Lake will be treated on a timelier basis and spraying will happen earlier. In addition, our Fishing Club will be advising Gallagher of any issues that they see. Bergstrom recommended that an ELA staff member should accompany the state water tester to see how and where they are testing the water. Randy Kopp suggested that research needs to be done to identify where the bacteria is coming from. He also stated that the Fishing Club will have better lines of communication with Gallagher.
The Ad Hoc committee to develop a septic policy met for the first time this month. Their goal is twofold. The intent of the policy will be to protect the health of the lakes and the members. They are currently looking at township regulations as well as other HOA septic policies. There is nothing concrete at this time but homeowners will be required to have the septic systems pumped on a regular basis. This policy will apply to all homes in the community.
An invitation to join ELA will be sent to all homeowners living within our footprint who are not currently members. If they join they will be able to use amenities and trash compactor.
The Chief of Security for ELA is currently being trained by our Chief Enforcement Officer. He is currently helping out with some of the responsibilities.
Since the electric service at the main entrance is inadequate, and the mail house has renovations in the future, the electric sign installation at the entrance is on hold. The sign that was at the Administration building was moved to the CC. Whelan thanked all the members that volunteered their time and labor with the landscaping work that was completed at the Main entrance. The volunteers were Pat and Eric Bergstom, Cathy and Dave Borsos, Randy Kopp, Steve Gottfried and Ken and Linda Shuey.
Dam and valve operation instructions/seminar in Harrisburg will be available for our maintenance staff as well as Eric Bergstrom of the Fishing Club. Our emergency evacuation plan has been accepted by the state. Our dams are checked on a daily basis with the exception of Sunday. All information collected is submitted to the state.
Discussions were held on building the reserve funds. Discussions included rolling money over into investment accounts or an emergency account. Since any money in this account is used as a safety net, that money has to be available to the Association and not put into an account that has penalties for early withdrawal. Further discussions will be held at the next workshop.

Under New Business

A Lodge/Pool brochure will be developed and will be included in the letters that will be going out to the individuals that live in the community but who are not members of the Association. See above for further details.
Sunday football will begin next Sunday in the Lodge. The bar and kitchen will be opened. The grill will have a limited menu.
Current Event lineup is listed above under Old Business.

Committee Reports

Appeals committee will meet on October 1st. They are currently looking for new members.

Communications committee will put out a newsletter next week. Whelan invited all directors to write articles for this publication. The publication will be available in the kiosks at the mailboxes as well as the CC and Administration building.

Kathy Whelan spoke on behalf of Finance and Planning. The meeting was held on September 16th. Whelan stated that for the month of August there is a positive variance of $27.9 K on dues income. Total dues and fees collected were $807K. Rental income was $121K, YTD income $395K; Code Enforcement violations were $45.7K YTD; Total income has a positive variance of $75K; access card income for August is $38.7K; public safety currently has 4 part time and one full time Chief of Public Safety. An additional part time staff member will be hired; management presented to the board a policy for private event rentals at the Lodge; resale certificates is at $2,100 for the month of August. The represents 14 sales at $150 each; amenity repair has a negative variance of $13K YTD due to work at the front entrance and at the compactor; refuse collections is at $80K YTD and has a negative variance of $5.6K; total income has a positive variance of $227K where total income YTD is $1.3M; overall total expenses has a negative variance of $142K YTD, however, our actual income exceeds our total expenses YTD; $892K is in reserves; collections reported for August are $191K, where in house collections were $173K. YTD collections are $480K; interest on investments is $10.54. The next scheduled meeting will be held on Friday, October 21st at the Administration building.

Bob Leon reported on the Real Estate committee that they met via WebX. They are requesting a survey to be completed on the short term rental landlords on how they dispose of trash. The committee is concerned about the large bear population in the community.

Director’s Comments

Bob Leon reported that there are currently 58 short term rental (STR) houses on our lakes. As of this date there are 285 STRs. The breakdown is as follows:

8 homes on Deer Lake
4 homes on Lower Deer Lake
14 homes on Pine Tree Lake
21 homes on Mountain Top Lake
10 homes on West Emerald Lakes
0 homes on East Emerald Lakes
1 home on a pond by Powder Horn Drive

In addition, Leon stated that there are 30 homes for sale in Emerald Lakes. They are:

$465K listed for 1 day
$329.9K listed for 2 days
$299 listed for 9 days
$320K listed for 10 days
$440K listed for 22 days
$525 listed for 24 days
$399.9K listed for 26 days
$599K listed for 28 days
$499K listed for 30 days
$323K listed for 31 days
$425K listed for 31 days
$496.6K listed for 37 days
$250K listed for 38 days
$298K listed for 44 days
$339.9K listed for 50 days
$5359.9K listed for 57 days
$349.9K listed for 70 days
$465K listed for 84 days
$415K listed for 87 days
$239.9K listed for 87 days
$269.9K listed for 94 days
$450K listed for 95 days
$255K listed for 97 days
$1.3M listed for 97 days
$649.9K listed for 98 days
$419K listed for 105 days
$279.9K listed for 105 days
$300K listed for 179 days
(Auction) Island Drive
(Auction) Granite

Bill Baehr gave a heartfelt thanks to everyone that voted for him and thanked them for their confidence in them.

Public Comments

None

Thirteen (13) new members were welcomed to the Community.

A motion was made by Bob Leon to adjourn. It was seconded by Connie Simpson. Meeting adjourned at 11:35 AM.

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Emerald Lakes Board of Directors Annual Meeting, August 20, 2022

Aug 22

Posted by emeraldlakesfreepress

by Kathy Leslie-Whelan

The meeting was called to order at 11:00 AM. All board members were present as confirmed by the roll call of the board conducted by Buz Whelan, President. Whelan also introduced General Manager Darryl Gamble, Assistant General Manager Nicole Clemens, Greg Malaska from the law firm of Young and Haros and Ed Anderson from the accounting firm of William Owens and Co. Whelan announced that the meeting was being live streamed and will be in accordance with Robert Rules of Order except where our by-laws govern. Whelan asked for confirmation of quorum from the Judge of Elections, Steve Kavanagh. Kavanagh confirmed quorum that well over 100 ballots were received by proxy voting. Finally Kavanagh called for anyone that was running from the floor to come forward. No one came forward.

Whelan started his President’s message by stating that his message and the general manager’s message were included in the special edition of the Emerald Lakes Newsletter. He stated that a lot has been accomplished during the last 4 years that this board and management team have been together. Some main highlights are the installation of a new and customized industrial strength dehumidification system for the indoor pool; new duct work, mold remediation, apron resurfacing, reconditioning, sandblasting and repainting of indoor pool; rebuilding the inner structure including the ceiling and support beams of the indoor pool; installation of under water, color changing lights in the indoor pool; pine needle trees were removed, landscaping including the grinding of stumps was completed at the outdoor pool to protect the filter system. The community center which was built in 73/74 was completely renovated. Everything was either replaced or upgraded. Two by-law changes were passed, one allowing the membership to vote by proxy voting and one that allowed for quarterly payments.

Whelan stated that in the coming years the board wants to attack the problem at Pine Tree Lake. They are working together to try to devise a solution to address the beach closures. Currently Chris Claude is heading up a team to develop a septic policy that will be applicable to all member septic systems. In addition there are currently two fun projects that are being implemented. They include a kayak rental program where the fees for the rentals will pay for the program and a lake toy that will be deployed off of Main Beach. The toy will be a blow-up floating raft that has a slide for individuals to slide into the lake.

Whelan explained the three by-law revisions that the membership was being asked to vote for. The first change is to adjust the procedures for membership review of the preliminary budget. It is state law that an approved budget needs to be in place by May ^1st, the beginning of the fiscal year. This change will made the preliminary budget available for review and comment for 30 days to honor the spirit of the by-law. The new change will correct this bylaw. The second change will address that the polls for the voting period at the annual open meeting be adjusted to state that polls will be opened for 30 minutes or until all votes have been cast. Currently, it stated that the polls shall be open for 30 minutes but since direct proxy voting has been implemented that time is no longer needed. Last year after all votes were cast, there was a 25 minute waiting period that occurred before the ballots could be counted. The third change is to return to the simple majority vote for a by-law change (50% plus 1). Currently, 2/3 votes are needed to pass a by-law change. That means that a no vote counts twice as much as a yes vote. Our current way of voting gives an unequal weight to a no vote.

The floor was opened for comments. Joe Olall of White Tail Lane stated that our nation works on a 2/3 votes when it comes to the Constitution. Why do we need a simple majority? Whelan stated that the Constitution of The United States is the supreme law of the land. Emerald Lakes by-laws are procedures for our Association.

Polls opened for the by-law ballots.

Whelan addressed a housekeeping issue. He asked the board members if they had a chance to read the minutes from last year’s annual meeting. They responded in the affirmative. Bob Leon made the motion to accept the minutes. It was seconded by Steve Kavanagh. It passed unanimously.

Two volunteers of the Year were recognized at this Annual meeting. They were Pat Bergstrom and Cathy Borsos. These are two strong women who work hard with their husbands on projects and events in the Community. They include the butterfly garden, renovations at the front entrance and the fishing rodeo.

Candidate speeches followed next. The floor was turned over to Bill Baehr who stated that he has been living in Emerald Lakes for three and a half years and loves it here. He has served on the board for the last three years and has seen vast improvements over the years. During Baehr’s tenure on the board there have been many accomplishments. The two pools are opened and fully functional, roadways have improved. Bath houses have been remodeled, maintenance has done a tremendous job, tennis and basketball courts are up and running, the main entrance is getting a facelift, the butterfly garden was installed. The biggest accomplishment is the renovations at the Community Center. Baehr stated that the Community Center was like a phoenix rising from the ashes. Baehr stated that there is more to be done and over the last three years he has learned much where he can serve the Association better. He is proud to be a board member and hopes that he can continue with his service.

Michael Camino stated that he bought his property 3 ½ years ago. He moved his family here from Delaware. He wants to bring the same enthusiasm to the board as he does in his business. He feels he is younger and can bring technology expertise and progress to the board. Camino wants to see Pine Tree beach opened and he feels that he can be the voice of the people and bridge the gap between the board and the people.

Connie Simpson wants to bring a female view to the board. She stated that Emerald Lakes is a great place to live and that she only owns 1 house. She wants to work with the board on future projects, try to get pot holes filled earlier, make sure that all roads are paved, and make sure that everyone’s septic system is checked out so that we can have clean drinking water. She is happy that more security has been hired but we need to have an attendant at the lakes to check badges. She would be pleased to work with the board and is asking for votes.

Guest speaker, Greg Malaska from Young and Haros stated that Nick Haros was unable to attend. He had two daughters to move back to college this week. He stated that things were quiet this year with the Association. We currently have one active legal case that is being handled by another counsel. Hillary Decker of 3002 Huckleberry Rd called out what case. She was told that it was a breach of contract case. As a side note and as reported in earlier articles that I have written and posted here, the issue was with a contract we had with our last trash hauler. The contract that we had, had an automatic renewal each year with no method of termination. Our current contractor, Mascaro, assumed all legal responsibilities with the termination of that contract. In addition the Association has saved thousands of dollars since the new contract with Mascaro has been in place.

Ed Anderson was representing William Owens and Company. He stated that in his financial opinion our audit report for the fiscal year ending April 30, 2022 contains no material errors. Our operating cash is $1,409,051; members’ assessments collect in advance is $760K; $26.9K is in resale certificates; Rental fees are $578K; total revenues were $2.6M where total expenses were $2.1M; $324K went into road work and paving; $269K went into Community Center repair; $129K went into dam/bridge work; $465K is in reserves. Question from Buz Whelan of 254 Beaver Dam Rd was directed to the accountant. He asked in his opinion, where does he think our dues fit in with other HOA’s that are comparable to ours. Anderson said that our dues are low. When dues stay stagnant, associations may fall behind in major repairs. Costs go up and if you want to maintain your association and amenities and keep good staffing your expenses will go up. Member comments from a gentleman from the audience, “Where does rental money go? He was told that it goes into the operations fund. Ms. Skubish made a statement that since rental income is up, we should never ask for a dues increase. She was told that her reasoning was incorrect. Michael Camino stated that the rental program costs $2,800 on top of dues and that the landlords are taxed heavily.

Polls opened for financial ballots

Treasurer report from Dave Borsos stated that we are heading towards the best of times based on the numbers as of July 31^st. Income exceeds expenses year to date. Income is at $826K while expenses are $736K. Rental income is $274K. Bar and Grill income was $8,400 while snack shack income was $2,700. Current cash assets are $1,334,292.16. Reserve fund is $659K. Bob Leon made the motion to accept the treasurer’s report. It was seconded by Steve Kavanagh. It passed unanimously.

Polls opened for Director ballots.

After ballots were cast the floor was opened up for questions and comments.

Pat DeVito stated that she has been on Emerald Lake Drive for a while and there is a lot of trash on the roads. Signs should be posted identifying fines. Can a camera be installed?

Response: It is expensive to install cameras especially since electricity is needed for recording. Our maintenance staff goes out often to pick up trash.

Ms. Skubish stated that since rentals have gone up so has trash in the roadways and lake. She has taken bottles out of the lake. She feels that this is a huge problem.

Ernie Biondolillo stated that he has been a resident since 1987 and loves this community. He lives in the Estates and he picks up trash or reports it when he sees it. His concern is a home that has 6 to 7 cars in the driveway that do not move, so they may not be registered.

Hillary Decker also has concerns over trash and is not in favor of her money going towards kayak/boat rentals. She stated that Pine Tree beach is polluted and wants to know how much money it will cost. She also inquired about who will unlock boats, how many keys, do we have lifeguards, who authorized this because she didn’t get to vote on it.

Response: She was told that many of the membership are in favor of this program and want to utilize the rental boats. The program should pay for itself. The boats are not only for rental properties but for the whole community. A new swimming area will be on Pine Tree Lake based on recommendations from Joe Gallagher, our hydrologist, and test results. She was also told that Pine Tree beach is not polluted with garbage. A committee with Randy Kopp, Eric Bergstrom and other members of the fishing club will be trying to identify what is causing the bacteria in the lake.

Carmen Brodnax asked that according to the by-laws, the board has to ask permission from the membership and needs approval to use money.

Response: Approval from the membership is required for borrowing of money.

One member inquired about a pickle ball court.

Response: We are currently looking to install a pickle ball court at the tennis courts at the Community Center. It will not be up and running this year but it is anticipated to be up and running next year.

Eric Bergstrom stated that he is the president of the fishing club and that Pine Tree Lake is not polluted. There are no dead fish floating around. The lake is stocked for the fishing rodeo and the bass are getting bigger. Turtles and frogs are also thriving.

Ms. Skubish feels that chemicals are not the way to go to control the weed issue on the lakes. Natural remedial options should be explored.

Scott Thompson inquired about the cost of insurance for the boat rental program and what were the plans for boat rescue.

Response: We do not have a cost on insurance at this time but the cost to add the dog park was a small dollar amount. As to boat rescue, all parties renting kayaks will be required to wear life vests.

Donna Jennings agreed that an organic method should be used for weed control on the lakes.

Randy Kopp has some of the same concerns as Hillary Decker. When he kayaks on Pine Tree lake he sometimes fills his hull with trash. Further outdoor activities may increase the trash.

Mary Kavanagh stated that she is on Finance and Planning and found out that our lakes are tested daily. We need 30 days of clear testing and if on the 30^th day there is a high bacteria reading, the beach cannot open. The 30 day clock starts again. She stated that the board is trying to identify the problems. They need our support and not bitching. Give them a break.

Andrea Brown stated that there have been a lot of improvements but there is still a lot that needs to be done. She walks in the community and picks up trash. She feels the onus should be on the owners of the properties to pick up the trash. She wants to keep the community clean.

A question was asked about what we are doing about speeding on Glade Drive. Nobody stops at the stop sign. It is a hazard. It will cause accidents. Can we install speed bumps?

Response: Speed bumps cannot be installed at stop signs. Temporary speed bumps do not work and damage the roads.

How can we install sound barriers along the highway on Glade Drive?

Response: We cannot do it. Reach out to local or state representative. The state or federal commission has to install barriers.

Written questions:

Why do long/short term rental properties have to pay an associate member fee?

Response: The number one obligation of board is to the members. Rentals put an additional burden to the community. An owner, that rents their property, still has access and rights to use the amenities.

According to the Treasurer, income exceeds expenses. Why would we need a dues increase.

Response: We need to build up our reserve fund. Currently, it is under $600K, while engineering studies have recommended that it exceed $2M.

Results from By-law Revisions voting:

Revision for procedures for membership review of the preliminary budget. (passed)

109 yes (80 mail in votes and 29 in person votes)

25 no (11 mail in votes and 14 in person votes)

Adjustment of time for polls to be opened during the voting period. (passed)

122 yes (83 mail in votes and 39 in person votes)

12 no (8 mail in votes and 4 in person votes)

Return to the simple minority rule for a by-law change. (failed)

69 yes (50 mail in votes and 19 in person votes)

64 no (40 mail in votes and 24 in person votes)

Financial Resolution # 1 (Passed)

Distribution of Surplus Operating Funds

Approvals make clear to IRS that the members of the Association authorize the Board to decide how to apportion any surplus.

121 Yes (80 mail in votes and 41 in person votes)

13 No (10 mail in votes and 3 in person votes)

Financial Resolution # 2 (Passed)

Apportionment of Annual Assessment

Approvals make clear to IRS that the members of the Association authorize the Board to decide how to split the assessment between the operating and capital budgets.

119 Yes (78 mail in votes and 41 in person votes)

12 No (9 mail in votes and 3 in person votes)

Director Seat Results

Bill Baehr – 94 votes (68 proxy votes and 26 in person votes)

Connie Simpson – 72 votes (45 proxy votes and 27 in person votes)

Michael Camino – 68 votes (50 proxy votes and 18 in person votes)

Bob Leon made a motion to adjourn. It was seconded by Steve Kavanagh.

Meeting Adjourned at 1:26 PM.

Immediately following the Annual Meeting adjournment, a reorganization meeting was held in executive session for the selection of board officers.

The results:

Buz Whelan – President

Chris Claude – Vice President

Dave Borsos – Treasurer

Steve Kavanagh – Secretary

Bill Baehr – Secretary in training

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Emerald Lakes Free Press

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Emerald Lakes Board of Directors Open Meeting, May 27, 2023

Emerald Lakes Board of Directors Open Meeting, April 29, 2023

Emerald Lakes Board of Directors Open Meeting, March 25, 2023

Emerald Lakes Special Meeting, March 18, 2023

Emerald Lakes Board of Directors Open Meeting, February 25, 2023

Emerald Lakes Board of Directors Open Meeting, January 28, 2023

Emerald Lakes Board of Directors Open Meeting, December 10, 2022

Emerald Lakes Board of Directors Open Meeting, November 19, 2022

Emerald Lakes Board of Directors Open Meeting, September 24, 2022

Emerald Lakes Board of Directors Annual Meeting, August 20, 2022

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