Emerald Lakes Board of Directors Open Meeting, April 27, 2019

by Kathy Leslie-Whelan

The meeting was called to order at 9:38 am. Four board members were present and one was present by phone.  Al Leslie and Chris Claude were absent for personal reasons. Following the pledge of allegiance, Buz Whelan made a statement about the dues increase special meeting to be held on May 11th. He stated that the due date for dues this year will be May 22nd, however, a grace period will be given to the membership until June 15th. 

Under the Treasure’s report, Kavanagh stated that on the whole, we are under budget $28K, however the money we have not spent has been committed and eventually will be paid out for various projects that are in place. Maintenance is over budget by $8K and public safety is $6K under budget. This is because the GM was the security chief and is now paid under Admin. For the second month in a row the bar and grill is $364 under budget. Collection for delinquent prior year dues is at $12K for the month of March and at $341K year to date.  Ange Noonan made the motion to accept the treasurer’s report.  Dave Borsos seconded it.  It was approved unanimously.

Whelan called for a motion to accept March’s board minutes.  Ange Noonan made the motion which was seconded by Dave Borsos.  Passed unanimously.

Darryl Gamble addressed the following items under Old Business:

  • Work at the outdoor pool on schedule. A new well pump was installed as well as additional work being done now so that the pool will open on time.  Gamble wants to also install a water filtration system at the pool which will only run while the pool is open. This system will save the pool 5 years of wear on the pool filtration system and pump. Our contractor, K&B will ensure that at the end of the season all pipes are drained and that the unit will be disconnected and flushed.  This water filtration system was just installed at the administration building.
  • Strand Pool is under contract for the indoor pool.  Gamble has put 50% down to lock in scheduled time with this firm. Service Pro is under contract for mold remediation and approximately $18 to $19K in excess insurance will be rolled into the contingency fund to have other work completed such as doors, etc. The dehumidification system will be completed by May 5th but will not be delivered until the cement pad is cured and ready to accept unit.  The unit will take approximately 2 weeks to install, however, the membership was informed that other work was still required before the pool becomes functional.
  • There is still a skeleton crew at the Community Center since the indoor pool is not opened.
  • Water drainage problems on Archer have gotten worse, so that is the first area that is being corrected.  Clearview will also be corrected.  New signage will alert drivers that men are working. Homeowners will be notified when work is commencing.
  • Speed bumps with signage will be installed at various areas in the community such as at the outdoor pool.  These speed bumps and signage will be portable.
  • Gap View, which is a dirt road, will be paved.  All culverts and drainage will be addressed.  Cost is between $52 and $53K. Bowstring is next on the list to be paved. The two roads are through roads.  If a dues increase is successful, Gamble wants to tackle more work on the roads. The estimate to pave all dirt roads is $480K.  An email blast will go out when work is being performed on the roads.
  • There is a new rental fee schedule and policy which was recommended by the Real Estate Committee.  This committee is comprised of residents and landlords.  Short term renters generate more garbage as well as use of the amenities.  The compactor fees will be $20 for up to 3 days and $40 for 4 to 7 days.  Any landlord who has a private pick up will be responsible for any trash that is left by the can being over-turned.  The daily fee to use an amenity went from $5 to $10. Full-time renters will go from a mandatory fee of $350 to $400. Any fine issued will be greater than the fee itself so it should encourage compliance with the fee structure.  The will be a $200 fine for any landlord who does not register their renters and a $35 fine for a late registration.  The landlord will be given 4 passes and the above stated fines will be increased based on the number of violations. May 1st is the start date of these fees and fines.  Once the new badging system is in place, there will be no exceptions especially in the compactor area. 

Whelan called for a motion to accept the new Rules and Regulations document that was submitted by the committee.  The board discussed this document at many meetings with Dave Borsos putting on the “final shine.” Dave Borsos made the motion to accept the revised Rules and Regulations document.  It was seconded by Ange Noonan and was passed unanimously. 

Under New Business:

  • A new truck with a new engine, new tires and oil change was purchased for $48K.  The truck is a 2012 International and will replace “Big Red”.   The new color is black. A brand new 10-foot plow was also included with this purchase.
  • The 2019/2020 budget was available for review and comment from the membership for 30 days. The budget was prepared by our GM, Assistant GM, Accountant and Finance and Planning chair.  It was prepared taking into consideration that dues are $1,000 per property.  If the dues increase passes, there is a list of projects that will be done with the additional funding. Whelan called for a motion to accept the 2019/2020 budget.  Noonan made the motion which was seconded by Borsos.  Passed unanimously.  The budget is now available for anyone that wants a copy at the Administration building. 
  • Whelan stated that the special meeting will be on May 11th at the Pocono Mountain High School.  Doors will open at 9:30 AM.  A presentation has been prepared which addresses what the board/management has been doing, how they are spending money and why we need a dues increase.  Whelan thanked the last year board for terminating the management company and promoting Gamble and Clemens into their Manager and Assistant positions.  Those actions put the current board on the right track to correct actions by the poor management company   Whelan stated that there has been no dues increase since 2011 and we are looking to maintain a substantial community without reduced services and deferred maintenance. Whelan asked that the membership listen to the presentations and that everyone will be given a chance to speak.  There will be a soft 2 minute rule. No one will be cut off in the middle of a sentence and will be allowed to complete their point.

Questions were as follows:

  • What is the cost to rent school? Response $1,000 to $1,200.
  • What is the compliance rate for dues collection? Response last year we were at a 49% compliance rate.  We are now at 73% but are anticipating it to go to 75%.

Director’s Comments

Ange Noonan asked the membership come to the special meeting with an open mind.  She requested that you give us the opportunity to complete presentations.

Whelan stated that when Steve Kavanagh, Chris Claude and he ran for the board their platform was one of transparency so that the membership knew what was going on.  He feels that the membership is more unified when things are done out in the open.

Borsos recognized Linda Shuey for all the work that she completed on the Rules and Regulation document. Shuey went over the document with a fine tooth comb.  Borsos stated that we are going for a dues increase that is really needed.  If it doesn’t pass we will manage but there will be things that will not be done.  All projects being completed today are being done the right way.  The board is trying to get projects into a regular schedule instead of doing things when problem arise.

Committee Reports

Earl Frank of Finance and Planning stated that for two months in a row the Bar and Grill revenue has exceeded the cost of operation.  He also wanted to recognize Gamble, Clemens and Mugan for the work they put into the 2019/2020 budget.  Frank stated that our legal bills are at $51K but $35K came in because of legal actions where we took delinquent home owners to court. The $35K is an initial payment from 4 members who were put on payment plans, so additional funds will be coming in over the next 12 to 30 months. Frank will be presenting at the May 11th special meeting and he thanked Clemens for preparing his charts electronically.  He will be addressing about a dozen things that need to be done and a dozen things that we like to get done.

Public Comments

Connie Simpson asked if we were going to include AirBNB’s in the rental fee and fine schedule.  She was told yes.  Currently our management staff have identified 73 properties that advertize online that are not registered under our rental program.  All will be contacted.  So far settlements with a number of them are completed and approximately $20K has be collected for fees and fines.

Cookie Litwienski stated that her neighbor may be renting rooms.  Management will look into. She also pointed out that there were two additional big pot holes on Glade Drive.

Eric Bergstrom stated that he likes the strategy for the dues increase meeting. He also likes that when we use contractors that are familiar work tends not to be shoddy.  He also asked whether the new engine was actually new or was a used engine installed.

Alex stood with 4 points. 1) We can collect more money if we check badges on the beaches on Friday, Saturday and Sunday. 2) Do we search for houses that are being rented? (Yes, we do) 3) If we want dues increase we have to finish pool.  Only 4 communities up here have indoor pools. 4) We should have a class action law suit against Tyler Tec who has done the tax assessments on our properties.  He had a 60% increase in his home value.  He feels we should unite and go against this company.  On July 1st you will be given an assessment and will have 21 days to respond.  Carmen Broadnax suggested that he go to the county commissions and lodge a complaint.

Don Atkiss stated that our butterfly garden is doing well. There has been a 150% increase in monarch butterfly migration and much success was credited to the way stations, like ours, that were installed.  Our way station is officially registered (#16266) and a Certificate of Appreciation was presented to Darryl Gamble to display at one of our facilities.  There is a meeting next Saturday at Don’s house for this group to discuss what we will do this year. Some ideas include a photo contest, tagging program for the kids (may be able to track flight of butterflies at our site) and a program to watch them develop in cages.  Also thanks went out to Linda Shuey for her weeding efforts.

Alan Shaddler wanted to know what maintenance plans there were for the pot holes.  He was told that we are currently cold patching and within the next two weeks we will see stone being laid.

Bill Baehr stated that if you factored the cost of living adjustments (COLA) since 2011 when our last dues increase occurred, our annual dues would be $2,105.51 which is way higher than the $200 being requested.  He feels we should be looking towards the future instead of complaining.

Bill Henry added that in 2011 the dues increase was 25%.  If we get the increase today it would be a 20% increase.

9 new members were welcomed to the Community.

Noonan made a motion to adjourn. It was seconded by Borsos.  Meeting adjourned at 11:44 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.


Emerald Lakes Board of Director’s Open Meeting, March 23, 2019

by Kathy Leslie-Whelan

The meeting was called to order at 9:40 am. Five board members were present.  Al Leslie and Ange Noonan were absent for personal reasons. Following the pledge of allegiance, Buz Whelan called for a motion to accept February’s board minutes.  Chris Claude made the motion which was seconded by Bob Leon.  Passed unanimously. Whelan proceeded to his President’s message by addressing the Special Meeting and Call-to Meeting. The meeting is scheduled for Saturday, May 11th at Pocono Mountain High School on Route 940. This is the available date at the high school.  A vote will be held on an annual dues increase of $200, allocation of the dues money (75% for operations and 25% for reserves) and making quarterly payments without fees part of a bylaw change.  All dues whether paying in full or quarterly will be due by May 22nd and not May 1st.   Whelan stated that following March’s workshop, where Linda Shuey suggested that the board tell the membership why a dues increase was necessary, he prepared his President’s message in the March 2019 Emerald Lakes Newsletter to address why we need the money, where money has gone and where the increased money will go to. Whelan also stated the outdoor pool is on schedule to open on time for the Memorial Day weekend.

Under the Treasure’s report, Kavanagh stated that on a whole, we are under budget $26K. Maintenance is over budget by $13K due to trash pickup, payroll and for snow removal and vehicle repairs.  The bar and grill is $600 under budget and had income of $2,400.  Collection for delinquent accounts are at $17,600 for the prior year and $24,330 for the current year.  Leon made the motion to accept the treasurer’s report.  Dave Borsos seconded it.  It was approved unanimously.

Darryl Gamble addressed the following items under Old Business:

  • Work at the outdoor pool on schedule.  Everything is falling into place for the Memorial Day opening.  A contract with  Strand pool will be signed this week after decisions on materials for the pool are decided on in executive session.
  • There is a skeleton crew at the Community Center. Liquor sales are being controlled.  When the indoor pool opens the Community Center will be opened more nights to accommodate swimmers. The Bar and Grill will also be open an additional night.
  • HT Lyon is working on the new dehumidification system for the indoor pool. They are currently on schedule and will meet within the next few weeks with the other contractors to coordinate their efforts.  The smoke shack will be relocated to make room for the cement pad needed for the dehumidification system.    
  • ServPro is under contract for $109K for mold remediation and work is pending.
  • Gamble stated that he is currently looking at a large water conditioner for the outdoor pool.  This should ease the strain on the use of the well.
  • There are still approximately two miles of dirt roads that need pavement.  If a dues increase is successful, Gamble wants to tackle that work. The next two roads they are looking to pave are the through roads.  Gap View at $52K and Bowstring at $32K.  Work will include drainage and culvert pipes.
  • Maintenance staff has started cold patching.  They are trying to address the worst roads.  The bad road at the end of Clearview by Sullivan Trail may be Penn Dot’s responsibility. Gamble will reach out to Penn Dot.  The membership was requested to call in any bad pot holes, down or damaged signage and tree debris.  They are maintaining a list and may not have all areas that need to be attended to on their listing.
  • Gamble has his eye on certain areas where road repair is going to happen due to excessive water damage. He has earmarked $12,070 for such repairs. 
  • Dues compliance has gone up.  We were below 50% and now we are above 70%.

Under New Business:

  • The Kubota unit is in for repair.  A side cutter is being looked at.  If the unit doesn’t meet our demands, Gamble will look for a trade in and procure a new tractor which will be better suited for work in the community.  In addition, a training session will happen with all maintenance staff members.
  • The 2019/2020 budget is being finalized this week. It will identify real numbers that are required to keep the community operational.  There will be a column that will have provisions for project that are needed and will be completed if the dues increase is passed.  The budget will be available for review and comment from the membership before April 1st. Interested members should watch the website, official and unofficial face book pages for notification when the document is available for their perusal and comment.
  • Not on agenda but discussed was the Gate House Badging System.  The new systems will be installed by April 25th.

Director’s Comments

Borsos started a conversation on the workshop meeting being held on the second Saturday of the month and proposed that since there is an issue with board member times that these meeting alternate each month between Saturday mornings and Friday nights.  It was decided that Borsos would email the board members with his proposed change and all board members would have an opportunity to vote on this scheduled change.

Whelan spoke about the Call to Meeting going out 5 days before the deadline.  He encouraged the membership to attend the April open meeting where the membership will be allowed to comment and/or ask questions to the board on the special meeting.  The agenda for this meeting is already prepared.  The meeting will be held in accordance with Robert’s Rules of Order and the intent is for a productive, not disruptive meeting.

Committee Reports

Earl Frank of Finance and Planning is currently working with Nicole Clemens, Darryl Gamble and our accountant Tom Mugan on the budget for our next fiscal year. He reminded the board that the budget must be available to the membership by April 1st.  Frank also stated the bar and grill actually made a profit of $460. dollars last month.

Dave Borsos stated that the Real Estate committee debated fees for renters.  They are developing a fee structure that includes a fee based on number of days a pass is required and a different fee for children.  A major proposed change will be a mandatory and separate fee for trash.

The Rules and Regulations committee has not met since they are waiting for board approval of their proposed changes.  The board decided that they will use a version prepared by Borsos.  In order to make it easier for administration the board will evaluate all changes proposed at a specific time.  The meeting will be held on the second Saturday of next month when Rules and Regulations usually meet.  The open workshop will immediately follow.  Borsos also stated that he wanted to focus on some of the fines that he felt were excessive and the number of families that allowed in a rental.

Public Comments

Cookie Litwienski stated that the area around the outdoor pool looks nice but since the trees have been removed the area is too bright.  She would like to see lower beams of light.

Bill Baehr is new to the community (3 months).  He questioned why the dues increase was voted down last April.  He was told that people have different opinions that range from quarterly payments being eliminated, crammed into dining area at Community Center, insufficient number of sign in stations, # of days given from the Call to Meeting, threatening to close the compactor and Community Center, no road maintenance, being misled into thinking they were approving budget instead of a dues increase.  Baehr stated that he agrees with what the board is doing and he feels the presentations will be helpful.  He is discouraged that some people don’t understand the need for a dues increase and talk negatively about any increase.  He wished that they would start showing up at meetings. 

Baehr also question the 75% dues compliance rate and what is being done that increased that rate.  He was told that we are officially at a 72.9% compliance rate and it is on an upswing.  The intent is to try to hit 75%.  A major reason for the higher dues compliance rate is that the Assistant Manager, Nicole Clemens, has been aggressive with in-house collections.  According to studies if a community is at 80% in dues compliance they are doing excellent.  Baehr stated that he is pleased that the budget is realistic and feels that the transparency and newsletter that is published are great methods for letting the membership know what is going on in the community.

4 new members were welcomed to the Community.

Leon made a motion to adjourn. It was seconded by Borsos.  Meeting adjourned at 11:10 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.

Emerald Lakes Board of Director’s Open Meeting, February 23, 2019


by Kathy Leslie-Whelan

The meeting was called to order at 9:34 am. Six board members were present.  Al Leslie was absent. Following the pledge of allegiance, Buz Whelan started his President’s message by addressing the Call-to Meeting for the special meeting which was delivered past the 30 day notification that is required in the bylaws. He stated that the vendor that handled the printing and mailing originally informed us that they needed two days to complete the printing which meant that if they received the material on Monday morning they would have it at post office on Tuesday afternoon.  ELA forwarded the document to the vendor on Saturday which gave them ample time to meet our needs.  When the Call to Meeting was not delivered to the membership, Nicole Clemens followed up with the vendor and was told that it went out on Wednesday morning.  Clemens followed up again on Friday and was told that it went out on Thursday.  They ran out of paper and due to the weather, a paper shipment was delayed. Some of the membership did receive their notice on the following Tuesday, however, it was not postmarked.  The vendor apparently sent the mailing out via bulk mail instead of first class. The board took responsibility for the lateness and promised that it would not happen again. A cancellation letter will be going out to the membership.  The replacement date for the special meeting is May 11th, which is the available date that the high school has.  All future mailings for special and annual meeting will be handled in-house so there is more control over the process.  During discussion Bob Leon recommended for streamlining and simplifying purposes that payments for the annual dues be moved to May 22nd.  This included members paying in full and quarterly.  The members paying quarterly would be responsible for the other payments on August 1st and November 1st of this year and February 1st of 2020.  Leon made a motion to accept his recommendation.  Kavanagh seconded it and it passed unanimously.

Under the Treasure’s report, Kavanagh stated that on a whole, we are under budget $12,955 for January and $208K year-to-date. Maintenance is over budget by $12K due to $6K in vehicle repairs and supplies for snow removal.  The bar and grill is $3,500 over budget but had income of $2,700.  Collection for delinquent accounts are at $88K with $61,567 coming in for January. Leon made the motion to accept the treasurer’s report.  Borsos seconded it.  It was approved unanimously.

Whelan called for a motion to accept January’s minutes. Bob Leon made the motion which was seconded by Dave Borsos.  After a correction from the F&P chair, Earl Frank, the motion passed unanimously with the adjustment to the collection for delinquent accounts for the month of December.  It was changed from $37,128 to $11,470.

Gamble addressed the following items under Old Business. If there was no change the item was marked pending with no schedule change:

  • Work at the outdoor pool is pending. Gamble wants to get a contract and deposit to Strand pool so that we can get on their calendar to ensure that the pool will open on time.  A contract for approximately $38K was presented to the board. Chris Claude made a motion to accept the contract. It was seconded by Leon.  It passed unanimously.
  • The work on the roof of the Community Center has had all the rotted wood and shingles replaced. Bulk heads have been repaired. Work so far has been excellent and drone pictures were taken. The flat rubber roof still needs to be replaced so we held back $19K for that portion of the contract.  An additional $15K was needed for the rotted overhang. $5K for materials and $10K in labor.
  • HT Lyon is working on the new dehumidification system for the indoor pool. We paid a down payment so the new system has been ordered. The unit will take 9 to 14 weeks to manufacture.  4 to 5 weeks have passed since the contract was signed and the unit ordered.
  • ServPro is under contract for $109K for mold remediation and work is pending.
  • Gate House Badging System is now at $13K, down from $40K. The original system had features that are not required at this time.  The new systems will have 4 scanners. One will be at the compactor, one at the community center and 2 mobile units which will be used to check the membership’s badges at the outdoor pools and lakes.  This system will also be able to report traffic patterns. Everyone will be getting a new badge. On January 30th a call is set up with the vendor to go over detail and it will take approximately 4 to 6 weeks to get the units in.  The system should be operational at the end of March.
  • The Grill is food in food out. Gamble is still monitoring that expense.  We are not buying more food than we are selling.
  • There is a skeleton crew at the Community Center. Currently the Association cannot afford to have staff idly standing at the front desk to check in visitors. The person attending bar will check IDs as well as proof of age if warranted.
  • Roads are pending. Waiting on cost estimate for dirt and water damaged roads.
  • We are understaffed and sometimes they work through the night for snow removal. We do not want drivers over fatigued. We are on top of the mountain and should expect snow as well as freeze and thaw cycles. Salt does not work when the temperature is 15 degrees or below.  In addition, it needs sun as well as traffic to work.  The membership is advised to drive cautiously.
  • The truck is a work in progress. Gamble is working with Chris Claude on this procurement.
  • Work on the bridges and dams are pending.
  • Joe Gallagher has a proposed schedule for work on the lakes. He will be submitting a yearly manager’s report on lakes.  Gamble is currently waiting on a proposal from Joe Gallagher on water testing. The fishing club is currently assisting with gathering information on our lakes to be used as an educational tool.


Under New Business Claude described the used back hoe that was procured. It came from Cleveland brothers/Caterpillar and was delivered on Friday, February 22nd. The vehicle is a 2013 and is currently garaged on site.  It was a rental unit so has low hour usage. The unit cost approx $63K and came with a 3 year/2,000 hours maintenance contract which can be renewed.  We also got free delivery and 1 day training from Caterpillar.   Our old unit will be used in the yard only.

Committee Reports

Earl Frank of Finance and Planning stated that our minutes from last Saturday’s meeting contained a few questions which he is already receiving responses to. Our total cash on hand is $556K and when you add in insurance we are at $685K. We have $501K in reserves and $36K in delinquent collections for January. The bar and grill expenses were $4,700 with receipts at $2,700. Year-to-date we are operating at a $15K loss/cost.  Frank stated that the Pocono Record ran an article for Air B&B rentals in Monroe County.  Emerald Lakes was mentioned as one of the top three developments where this service is available.  Currently Frank is working with Nicole Clemens, Darryl Gamble and our accountant Tom Mugan on the budget for our next fiscal year.

Dave Borsos stated that the next Real Estate committee meeting is scheduled for March 16th.  The January meeting was cancelled due to bad weather.

The maintenance committee did not meet due to bad weather.

Linda Shuey stated that the Rules and Regulations committee has not met for the last three months.  They are waiting for the board to approve their submitted changes of the document.  Since the board is waiting for a redlined version of the document so that they can see where changes are being made, Shuey made those changes based on her notes and gave to Clemens to distribute to the board. In addition, Shuey submitted recommended changes to the document pertaining to burning in the community.


Director’s Comments

Dave Borsos complimented the maintenance staff on ice and snow removal and urged the membership to be patient.

Ange Noonan complimented Claude and Gamble on the maintenance plan.  She is pleased with the response for restarting the Women’s Club and would like anyone interested to reach out to her at ange.noonan@gmail.com.  She hopes to have this club started in the Spring.

Public Comments

Linda Shuey recommended changes to the Call to Meeting that was sent out.

Louise Leon stated that Preferred Management was not preferred by her.

Mary Kavanagh asked if there was damage to a snow plow since it hit and damaged a lip in the road at her home. Gamble made note of her issue.

10 new members were welcomed to the Community.

Bob Leon made a motion to adjourn. It was seconded by Steve Kavanagh.  Meeting adjourned at 10:53 PM.

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.


Emerald Lakes Board of Director’s Open Meeting, January 26, 2019


by Kathy Leslie-Whelan

The meeting was called to order at 9:30 am. All board members were present.  Following the pledge of allegiance, Buz Whelan called for a motion to accept December’s minutes. Bob Leon made the motion which was seconded by Dave Borsos.  Passed unanimously.

Whelan started his President’s message by thanking the maintenance staff for the terrific job that was done on snow removal. He stated that staff worked tirelessly and that Nicole Clemens, who after working a full shift in the office rode in the plow truck with staff all night to see how the operation was run. He further said that the community responded well with the no street parking and that because of Darryl Gamble’s organizational efforts the operation ran smoothly and better.

Whelan also said that the agenda format would change.  There would be no Manager’s message since most of his items are covered under old and new business.

Steve Kavanagh gave the Treasurer’s report by saying that overall we are under budget by $8K.  Maintenance was over budget by $9K but that was due to trash removal and snow.  Bar and Grill were $5K over budget.  Collection for delinquent accounts for the month of December was $37,128.

Bob Leon made a motion to accept the Treasurer’s report.  It was seconded by Chris Claude.  It was accepted unanimously.

Gamble addressed the following items under Old Business:

  • Gate House Badging System is now at $13K, down from $40K. The original system had features that are not required at this time.  The new systems will have 4 scanners. One will be at the compactor, one at the community center and 2 mobile units which will be used to check the membership’s badges at the outdoor pools and lakes.  This system will also be able to report traffic patterns. Everyone will be getting a new badge. On January 30th a call is set up with the vendor to go over detail and it will take approximately 4 to 6 weeks to get the units in.  The system should be operational at the end of March.
  • Work at the outdoor pool is pending. A well pump may need to be installed.  A contract is in place with Strand pool that will start in Spring so that the pool will be opened on the Memorial holiday weekend. Trees will be removed and some of the projects may overlap into the new year.  Once the pool is opened and with the proper maintenance it should be good for the next 15 to 20 years.  A maintenance contract/plan will be put into effect so that all required maintenance can be performed.  The last project at the pool area will be looking into a used trailer for men’s and ladies’ rest rooms. Gamble will see if the trailer can be hooked up to our septic system.  If it can’t then the units will have to be pumped on a regular basis. A snack shack may also be part of the planning.  Until that can be worked out the food truck will be available.
  • The work on the roof of the Community Center is underway. Rot on the plywood was uncovered so that will be corrected.  The vent on the roof will be removed since it will no longer be in use. A meeting is currently being set up with the roofer, Falcon Engineering, HT Lyon and ServPro (Vendors working on the indoor pool), so that everyone is on the same page.
  • Falcon has developed a new plan for the pool and was instructed that any work they did required approval. They were paid $3K to obtain 3 bids for the new dehumidification system and were unsuccessful so we received a credit for that money, along with a new engineer.
  • HT Lyon is working with Falcon on the new dehumidification system for the indoor pool. We paid a down payment so the new system has been ordered. The unit will take 9 to 13 weeks to manufacture.  Gamble will receive a construction schedule next week with timeline.  The contract was awarded for $329K.
  • ServPro is under contract for $109K for mold remediation. $128k was received from the insurance company and the balance of the money will be used where needed with a general contractor for doors and windows.
  • Strand Pool is the last leg of project to get the indoor pool up and running. The pool will be drained and pressure tested.  This will include testing the drains and checking and repairing leaks.  The pool will be sandblasted and coated with color or repainted.  The lights will be replaced with LED lights.  The total scope of work will unfold after the inspections.  A maintenance contract will also be put into place and the indoor pool should be good for the next 15 to 20 years. Whelan recapped the indoor pool projects by stating that the roof should be completed within 1 month.  The dehumidification system will be completed in 9 to 13 weeks.  Four weeks before the completion of the unit a concrete pad will be laid, the smoke shack moved.  The mold remediation will take 2 to 3 weeks.  Work by Strand will commence once all work over the pool is completed. It is anticipated that the pool will be opened by early summer.  With proper maintenance the life span can go on indefinitely.  A maintenance contract will be put into place where the pool can be remotely monitored.
  • The Grill is food in food out. Gamble is monitoring that expense.  We are not buying more food than we are selling.  Work was done on the refrigeration and freezer units.  The fireplace was replaced.  The ice machine was fixed twice. Smoke heads and fire extinguishers have been serviced.  The hinges on the front door were replaced since it fell off its hinges.
  • The purchase of a used backhoe and truck are a work in progress. Gamble is working with Chris Claude on these procurements.  The backhoe is the first priority and Gamble wants to up our requirements so that he can get a warranty on the unit.  All of our vehicles are caught up with tune ups and required maintenance.  A maintenance plan is being developed and all vehicles have a jacket to track maintenance. Gamble stated that snow removal is working in large part due to communications.
  • Dam inspections are $950 per dam. We have three.  They will be scheduled weather permitting.
  • The lakes are now dormant. The fishing club is meeting on February 1st and Gamble plans on attending.  Joe Gallagher will be at this meeting to discuss our cambomba situation and what maintenance is needed on our lakes.  Future projects in the spring will be at Main and Pine Tree Lakes. The fishing club has dues for its membership.  They host the fishing rodeo and help restock.
  • Maintenance has filled in a few holes that have opened up in our roads by adding stone and tamping it down. All unpaved roads are currently having a cost calculated so that a plan can be developed to finish all paving.  There are drainage problems on roads that must be addressed.  In the future a permit will be required for any new paving of driveways to see that proper drainage is installed.
  • Whelan talked about the dues increase meeting that will be held on March 16th at the high school. He explained that there are a number of speakers that are preparing the following topics:
  • explanation of ballots
  • why we need increase
  • how money was saved
  • what was done and what needs to be done
  • discussion of equipment and vehicles
  • how much we improved on delinquent accounts
  • how much in bank and how much disbursed (availability of information)
  • reserves
  • discuss cost of living increase
  • importance of amenities on home values.


Under New Business there was discussion on changing our trash hauler to JP Mascaro and Sons.  At the end of our fiscal year we will be approximately $30K over budget.  That is a conservative number.  This new contractor will be 21% less in hauling fees.  Gamble wants to award a new contract within the next 7 to 10 days.  In addition, we will start leasing the compactor where the hauler will be responsible for all repairs.   The units will also be moved so that you can throw your trash and recyclable out through the middle drive through.  The metal container will remain the same but there will only be one open top.


Rules and Regulations has submitted changes for approval.  Whelan would like to see the document highlighted with all changes before he renders an opinion on the document. Claude would like to see the document more consolidated with redundancies eliminated.  Borsos made a motion to table the discussion until a new document with tracked changes are submitted to the board. Kavanagh seconded the motion.  It was approved unanimously.


Not on agenda but discussed was a procedure for events.  If anyone would like to have an event they may present it to the board with a plan.  A form will be developed.  Information must include how it will be paid for, entertainment, decorations etc. The board or management will still have events that mark occasions.  The board will be frugal with expenses for events.

Director’s Comments

Ange Noonan thanked the snow team and encouraged everyone to come to the March 16th special meeting.  She pointed out that members who are against any increase regardless of necessity always attend.  People who care about the condition of the community and its amenities should make sure to cast their vote. She is thinking on restarting the Women’s Club and would like anyone interested to reach out to her at ange.noonan@gmail.com.  Noonan also stated that she ran for the board because she didn’t like the discord that she saw but is now happy with the amazing change with the board.  There has been much accomplished in a collegial way.

Dave Borsos commented that there is a change in the tenor of the meeting, postings and emails.  He likes the philosophy of the board to do it right the first time.

Chris Claude would like to see a bylaw change for term limits for the special meeting.

Bob Leon complimented Gamble on doing a fantastic job.  He is on top of everything and nothing is falling through the cracks

Al Leslie stated it was good to be back on the board and he is thankful that we have Darryl Gamble and Nicole Clemens on staff.

Committee Reports

Earl Frank of Finance and Planning stated that he is still looking for a list of our fixed assets from our accounting firm.  F&P has reviewed contracts and would like to review the new contract with the trash hauler before it is signed.  At the end of December we had $625K in reserves.  Frank suggested that a list be developed of projects that need to be done with associated costs.  Trash removal is currently at $112K and will get to $170K at the end of the fiscal year.  Our legal expenses are high. Gamble stated that some of those expenses were for court filings and expenses to take 25 delinquent accounts to court.  It costs $650 plus fees to file these cases.  If we are successful we will get these expenses back.  Frank stated that the budget should define those expenses.  Frank also stated that in the future the board should consider a bylaw change for an automatic annual dues increase.

John Palmisano spoke on behalf of the maintenance committee. The committee discussed some items that Claude already bought up. In addition, they discussed cars parking on the septic system at Main beach; installing rocks by the dry hydrants to protect them; continued cleaning of the debris from the ice storm; Pine Tree beach bulk head/retaining wall; addling of geese eggs; recreational vehicles parked on homeowners property.

Public Comments

Connie Simpson wanted to thank staff for fixing the road on Gap View Drive.  She also stated that see was pleased to hear a recap of what is going on in the community and she thinks that projects are being done right,

Cookie Litweinski spoke about the excess water that is at the corner house across from the Administration building and the ice buildup in the road.

Jenn Gonzalez stated that people need to realize we had a poor management company which led to wasteful spending and the board making bad decisions and contributing to the wasteful spending.  The budget we are working with was incorrect so we will be over budget in areas.  She is happy that the new board and general manager are trying to take action to correct problems.  Whelan stated that he and his fellow board members have been careful not to blame past boards.  Each board is faced with their own set of problems because that is the nature of the beast. This board is forward looking and not looking back.

John Palmisano commented on legal fees that we get a subjective benefit when people see us taking action on delinquent accounts.

7 new members were welcomed to the neighborhood.

Kavanagh made a motion to adjourn. It was seconded by Noonan.  Meeting adjourned at 12:30 PM.

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.

Emerald Lakes Board of Director’s Open Meeting, December 8, 2018


by Kathy Leslie-Whelan

The meeting was called to order at 9:30 am. Six board members were present.  Gilda Spiotta, former board secretary closed on the sale of her home on November 29th so she is no longer on the board.  Her spot will be filed by Al Leslie who received the next highest number of votes at the August annual meeting.

Following the pledge of allegiance, Buz Whelan handed the floor over to Mark Hagerman from H.T. Lyons for a presentation on a new dehumidification system for the indoor pool. On November 19th H.T. Lyons co-authored a solution with Falcon Engineering to address the many issues facing our indoor pool. Hagerman stated that the current duct work which is under the pool and was installed in 1975, is filled with water from all the rain that occurred over the last few months. He explained why the current duct work could not be used and it is just best to seal up that area.  He proposed using duct socks.  He came prepared with pictures as well as drawings on the community center. The system will be installed within 6 ft of the building so there will be a shorter throw for the air flow.  It is proposed to be behind the smoking shack at the Community Center and anyone can now see the physical outline that defines where the unit will be placed. The duct work will sweep the perimeter of the pool and will be pressurized to reach the domed ceiling.  The fans will be running 24/7. There is a one year warranty from H.T. Lyons and a 5 year warranty on the compressor.  Hagerman recommends having a maintenance contract in place once the system is installed with an authorized and certified repair person for the system being installed.  Since the system is a customized unit, some parts are unique, however, most are common parts that are easy to obtain.  Most indoor pools have customized units to meet the individual needs of the pool.  Case studies have shown that the life span of these units is 15 years but with proper and proactive maintenance you can extend the life span. In addition the system can be remotely monitored and any problems can be identified promptly.  The lead time to manufacture this unit is 14-16 weeks.  During the manufacturing a cement pad and electrical work will be completed.  Once the unit is in place it will take approximately 2 weeks to install completely.  H.T. Lyons has made a commitment to the association to introduce this project to the township and have the approval by January 14th at which time a proposal will be given to the board for review. It can take up to 30 days to receive all permits.  In addition, they will be working with the duct sock contractor to assure proper installation.

In addition to the installation of the dehumidification system, a contract is in place with Strand Pool to drain, scrub and repair the pool.

Whelan started his President’s message by stating that the October minutes were approved at the last workshop.  He wished all of the members a Happy Hanukkah, Merry Christmas, Happy Kwanza or Happy Holidays.  He publically thanked Gilda Spiotta for her service and wished her well.  Al Leslie was welcomed to the board but he had personal issues to attend to so was unable to attend today’s meeting.  Whelan met with Leslie for over two hours brining him up to speed on all that the board is working on.  Leslie has also agreed to replace Spiotta as liaison to the Appeals Committee. Leslie will be a full participant and looks forward to being on the board again.

Whelan also spoke of a task for Rules and Regulations dealing with vehicles that are parked on the road during a snow storm.  A steeper fine will be imposed on vehicles that are parked blocking the plow trucks.  These vehicles are a danger to the plow driver as well as to the equipment.  If a member is stuck it is incumbent upon them to notify the 24/7 telephone number. ((570) 643-3385) An after action meeting was held after the last snow event and adjustments will be made to improve responses and issues that occurred.  The new upgraded badging system was proposed.  This system is the only system compatible with TOPS and will only allow access to members in good standing at our amenities.  The board is currently planning for a special meeting for March 16, 2019 for a dues increase.  The membership will also be voting on where dues money is to be allocated. (75% for operations and 25% for reserves.)  The membership will also be voting on a bylaws change which will make quarterly payments without fee a permanent part of the way we do business.  It has been almost 8 years since the last dues increase.  The board hopes to bring this community back to the first class status it once had.

Steve Kavanagh gave a report on the dues collection but could not give us a report on our finances since the new numbers are not available at this time.  He stated that he would get them out though social media once they became available.  In November dues collections was at $38K.  $98K went into reserves.  Bob Leon made a motion to accept the Treasurer’s report.  It was seconded by Chris Claude and Dave Borsos.  It was accepted unanimously.

Darryl Gamble started his manager’s report by stating that he got positive feedback from his memo updating the community on snow removal. He will continue to keep the membership updated. The snow plowing schedule was tweaked.  There are 4 sectors. (Birch, the Estates, Cricket and the Main Sector).  There is a storm board.  It is important to clear the Community Center lot.  The center can be opened in the case of a power failure where a member can go to get warm and get a cup of coffee.  The lot has also been used to helicopter a serious sick resident.  If a member finds themselves stuck, maintenance can get the cat to the parking lot and get that member home. In addition, Gamble has two outside plow people who have submitted their insurance certificate.  They will be called only when absolutely necessary.  If a road falls through the cracks, it can be reported by calling VanHorn answering service at (570) 643-3385.

Positive feedback has come in on the holiday decorations.  Maintenance is trying to get to the Estates to decorate but there is no power available.  Staff decorated the Community Center and many compliments came in.

North Eastern Financial Services who handles employee 401K plans and our investments is charging for handling our affairs.  PNC offers more services so we are moving our investments to PNC in February.  Finance and Planning will look into what to do with the $119K that we have invested in bonds.

Nicole Clemens has been researching the new badging system from Gatehouse which will be instantaneous on reporting.  The system updated every 3 seconds. Once you pay your dues it will be recorded immediately…and once you miss a payment it will immediately disable your card.  There will be two permanent stations located at the Community Center and the compactor.  A portable unit will be used at the outdoor pool and the beaches.  Public Safety will be inspecting people’s badges at the beaches.  The badges will be designed so that you can be identified at first glance.  Owners and associate members will have different colors.  Traffic will also be tracked so that it shows when an amenity is most active.

Gamble is looking at other alternatives for trash hauling.  Right now we are $20K over budget.  He is also looking to change the recyclable container so that members can throw their trash out on the right and their recyclables on the left. A new propane company is being researched.  The leaf drop off in November was successful so it will be done again in the Spring.  There will be an area for branch cleanup.  Branches will be chipped and used throughout the community’s landscaping.

A contract for roof replacement at the Community Center is in place and work should be commencing shortly depending on weather.  The dehumidification system proposal should be received by mid January.  The mold removal contract is in place and will commence once dehumidification system is in place.

The outdoor pool will open on Memorial day weekend.  Work on the well pump, pool repair, landscaping and tree removal will happen before the opening. Bridges are scheduled for Spring.  A report on the dams is forthcoming.  One dirt road was completed and Contractor is drafting an estimate on doing the rest of the dirt roads in the community.  In the future any driveways being paved will be inspected by the Association so that culverts and drainage doesn’t affect our roadways.  Beaver relocation is pending.  A road trip to Atlantic City is being planned to look at a backhoe.

The membership was reminded that all financial statements, audit reports, Kipcon report is available to the membership.  Walk-in Wednesday is still available.  Gamble thanked everyone for their continued support.

Committee Chair Reports/Recommendations

Earl Frank, chair of F&P that the financial statements are now available on a cash basis. We have $838K in checking and $581 in reserves. He believes it is a good idea to move investments to a money market.  A money market is more predictable, liquid and there are no fees. We lost $2K between May to October.  F&P will be busy in January with the start of the budget preparation.

Bob Leon spoke on behalf of Rules and Regulations. In addition to the task listed above, Leon will request that this committee look at a rule for times that construction companies can start and end work in the community.

Mary Kavanagh spoke for the Real Estate committee.  They were shocked that their article made it into the paper.  They are looking at a tiering system for penalties for renters who do not register their guests on time.  They wanted to know what was collected on the fines that were imposed for these venalities. Whelan asked if they could look at pro-rating fees, for a one-time basis, for any one that wants to start renting their property.  The $250 annual dues is due in mid February.  If someone wants to rent their home today, they are charged $250 now and $250 in mid February.

Under old business Whelan stated that the status of Association members and Associate members is clear under our bylaws.  If one’s deed does not identify you as an owner, you cannot vote.  The board holds dominion over the amenities but not the bylaws. An individual that lives in ELA but is not a member can use the amenities if they pay the full dues.

Under new business a bylaw change will be presented to the membership that will require a Director to resign if they put their home up for sale.  Another Bylaw change for term limits is also being considered for presentation to the membership.

Director Comments

Ange Noonan stated that Darryl Gamble and Nicole Clemens are doing a great job.

Bob Leon spoke of a pot luck luncheon at the Community Center for Sunday, December 16th between 1:00 and 4:00 PM.  All members wishing to participate should bring a dish and a place setting.

Chris Claude commended Darryl Gamble for the last snow event.  Gamble was present for the whole event and was driving around in the public safety vehicle assessing the situation and helping where needed.  In addition Gamble is often seen cooking at the Community Center and Nicole Clemens is bartending.  Both are always willing to help out where needed.

Dave Borsos stated that he has been living here for 14 years and there has always been talk about fixing the indoor pool. Now there is a mindset that it will be fixed and it will be fixed right. He also stated that social media is a useful tool but not the only way to get information out.  He is not on Facebook but he gets the scoop from his wife.

Public Comments

Bill Henry stated that the last dues increase in 2011 was a 25% increase.  The increase we are asking for in March is only a 20% increase.

Mary Kavanagh thanked the maintenance staff for the ice melt on her street and requested that the notifications for karaoke go out earlier.  She asked what were the plans for New Year’s eve and was told that they are trying to square away some entertainment.  There will be an event.

Louise Leon asked about doing an event for the Clymer Library and was told to speak to the General Manager.

Jenn Gonzales stated that this board is different so she has no comment to give.  She stated that the board is transparent and the thoroughness of the reporting is fantastic. She was amazed at the board turnaround in such a short time and she is sure that there will be more positive things going forward.  In addition, her son had a blast at the tree decorating and preparation for Santa.  He is excited for Santa to visit.


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.

Emerald Lakes Board of Director’s Open Meeting, October 27, 2018

by Kathy Leslie-Whelanmeeting[1]

The meeting was called to order at 9:38 am. All board members were present.

Following the pledge of allegiance, Buz Whelan  started his President’s message letting the membership know that the meeting was being live streamed and that it was being held in accordance with Robert’s Rules of Order.  He stated that Walk-in Wednesday has been a success. There have been useful suggestions and problems that were solved right on the spot and some that require follow up.  The hours are 1:30 PM to 3:30 PM.  Any member not able to attend at that time may do so by appointment.  Whelan stated that the indoor pool is a three stage project and they are actively working on correcting the situation.  The first stage is for the roof to be replaced, followed by a new dehumidification system and then mold remediation. An ad hoc committee for a dues increase is being chaired by Earl Frank of Finance and Planning.

Steve Kavanagh’s Treasurer’s Report stated that we are $6,500 over budget due mostly to insurance and depreciation. The bar was under budget by $8. Delinquency collection for September was $35K.

Darryl Gamble started the Manager’s Report by remembering two members of ELA who recently passed, James Schneider and Robin Mastracola.  Both members were active with the Association.  Gamble stated that the new compactor hours are working out.  There was no overflow on Sundays.  He may move the single stream recycling to the other side so that when you pull up with your trash you will be throwing your household garbage to the right and the recyclables to the left.  The grill has been coming back slowly.  Bar foods are being sold.  Currently there are two estimates on the roof repair for the indoor pool and he is waiting on a third quote.  One application for the dehumidification has been received however we may look into a different kind of system. Another firm is currently putting together a proposal based on Falcon’s drawings.  Strand pool is currently doing an evaluation of the indoor pool looking at the pipes, etc. The contract for the mold removal is in place and that work we commence once the roof and dehumidification is installed.

Permits were obtained for work at the outdoor pool. Currently we are waiting for the final inspection.  Pine trees will also be removed since the pine needles are clogging the filter.  All outside contractor road work has been suspended until May 2019. One dirt road will be paved.  In-house repair is currently being performed. All problem areas for snow plowing have been identified and marked.  Maintenance staff will be assigned zones so that they become familiar with their areas when removing snow, i.e. dirt roads, dips, etc.

Chris Claude has been working with Gamble to procure a backhoe/front loader and truck.  Dams are being checked with underwater cameras, valves are being lubricated and an emergency evacuation plan is being developed.  A proposal will be needed for a new retaining wall on Pine Tree beach.  In the spring, two inches of sand will be spread at Pine Tree beach and Main beach.

Gamble will be reviewing the budget at the 6 month mark and will report on the numbers.  The lawsuit with Button was settled for $37K plus.  Twenty-five properties are currently having legal action taken against them.  The owners were identified as having assets to go after.

Committee Chair Reports/Recommendations

Earl Frank, chair of F&P stated that he has had several meeting with our Auditor, office staff and F&P and he is pleased on how well things are progressing.  Not only is there a lot of cooperation but the morale in the office has improved.  F&P submitted 9 recommendations in September. Seven of those recommendations were accomplished while the others are in process.  In October, three recommendations were submitted and two are already in process.  Frank is currently working with our consultant and audit firm on a new format for reporting.  All reports will be reported on a cash basis.  All reporting will be up to date by the next open meeting scheduled in December. It will be separated under three areas (Operating, Reserves and New Capital).  In addition, there will be reports with a detailed listing of all cash disbursements, bank statements and collections.  According to an F&P recommendation, all money collected over $150K will go into reserves.  Next billing for dues will identify a breakdown of the dues ($800 for Operations and $200 for Reserves).  Frank stated that there has been good progress for the last two months.

Ken Shuey, chair of maintenance stated that he was pleased that Gamble came prepared to their meeting and he was able to address their concerns.  In some cases, action was already being taken.  Maintenance discussed the drainage on Gap View Rd, our crews doing cold patch, maintenance of dams, access to dam on Mountain Top Lake where we do not own the property, relocation of the beavers, paving of roads, and drainage on Clearview by Cedar.  Recommendations from Maintenance included removing the beavers and that our maintenance crew maintain and repair driveway culverts where needed for drainage, charging it back to the homeowner.

Rules and Regulation is working on changes that will be presented to the board soon.

Communications is asking for contributions for the newsletter.

Gilda Spiotta spoke of starting a creative writing/theatrical club.  They may possibly put out a literary magazine.

Under old business a need for a dues increase was discussed.  A special meeting will be planned for at the high-school.  History has shown that 9 out of the 11 dues increases were passed at a special meeting.  F&P will accept the challenge of the preparation and planning for the meeting.  After F&P’s regularly scheduled meeting, they will reconvene for this ad hoc committee.  If interested in participating in this committee you can contact Earl Frank or Buz Whelan. Participants should have a financial background and be positive about the need for an increase.

Director Comments

Ange Noonan reminded the membership of the annual cancer fundraiser that was taking place at the Community Center the next day.  The doors are scheduled to open at 12:00 noon for the tricky tray and bingo is scheduled to commence at 2:00 PM.  She has been making the rounds at the committee meetings and she commended Earl Frank for the amazing work he has done. She also stated that the maintenance committee ran very well too.  Rules and Regulations need a little work.  She was happy to participate in walk-in Wednesdays and that the bar food was good.  When asked, she stated that any member wishing to contribute to the cancer awareness event can write their checks out to the American Cancer Society.

Dave Borsos asked about the reserve funds and recommended that we try to build up that fund.  He also questioned why we needed a new truck.  He was told that big red needed to be replaced with a 650 in order to handle plowing in the community.  One of the recently procured vehicles is not big enough to plow the roads and will be used to plow parking lots.  The backhoe is at the top of the list on equipment needed, followed by the 650 truck for snow plowing.

Bob Leon spoke about the photography club which has met twice so far.  If interested you can email him at bobleon39540@gmail.com.

Chris Claude talked about the need to maintain the dams and that the pipes are being examined by camera.  ELA is responsible for their maintenance.  The backhoe is currently dangerous and needs to be replaced.  The deck is rotted and it is a safety issue.  It is unsafe for our crew to operate the equipment on our roads.

Buz Whelan stated that Walk-in Wednesdays is meant to be an opportunity for members to air complaints, make suggestions and ask questions about how and why we operate.  It is not an extension of the Appeals committee.  The members who want to appeal a fine must do so through this committee.  This board has made adjustments in the way they treat staff.  Morale is boosted and staff are more productive when treated fairly.  Staff now receive three-day weekends on the holidays.  Whelan’s philosophy is that if you show an employee respect and empathy they will perform as well when your back is turned as when your are present.

Whelan also questioned last month’s minutes and listing of new members.  They were not available and will be approved at the next open workshop.

Public Comments

Linda Shuey gave kudos to Darryl Gamble.  She stated that she was pleased that he had high expectations for the staff. Gamble is responsive to emails.  She appreciated that he took the maintenance committee’s recommendations seriously.  She was happy that a tar buggy was purchased.  She reiterated what Borsos and Claude stated, that we need money in the reserves.  She is not likely to vote for a dues increase if the board does not use the money wisely.  She has concerns that the bar and grill was reopened and that no money was given to restock the lakes.  She stated that there was $80K in the budget for the bar and grill.  She wants to see income vs. expenses for the bar and grill.  She ended with saying that we are headed in the right direction.

Cookie Litwienski stated that she has lived here for 35 years and she is looking for a place in ELA to throw leaves.  Gamble is looking into composting.  She also questioned what was happening with the walking trail at the old camp grounds.  Spiotta stated she and Noonan were walking and clearing and recommended naming the area Fernwood Forrest.

Earl Frank spoke directly to Linda Shuey that the bar and grill did not have an $80K budget and that there was only a $1,400 cost in September to operate the area. He felt that it was okay to cost $1K a month for the amenity.  Our amenities cost money. The bar brings in money.  Frank feels that Darryl Gamble and Nicole Clemens are two of the best people and have positive attitudes.  He enjoys walking into the Administration building where people are smiling. Frank also stated that the $32K collected for delinquent dues will go directly into reserves.

Louise Leon stated she was on the board 2010 – 2011 and they pushed hard for the increase.

Mary Kavanagh questioned where the money for the Events Committee was being spent.  Gamble stated that that money went to or will be going towards the 4th of July party, story time with Santa, Kid’s Halloween party and New Year’s Eve party.

Claude made the motion to adjourn.  Seconded by Borsos.

Adjournment at 11:35 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.

Emerald Lakes Board of Director’s Open Meeting, September 22, 2018


by Kathy Leslie-Whelanmeeting[1]

The meeting was called to order at 9:38 am. All board members were present.  Your new board members are Dave Borsos, Chris Claude – Vice President, Steve Kavanagh – Treasurer, Bob Leon, Ange Noonan, Gilda Spiotta – Secretary and Buz Whelan – President.

Following the pledge of allegiance, Buz Whelan started his President’s message letting the membership know that the meeting was being live streamed and that it was being held in accordance with Robert’s Rules of Order.  He thanked the previous board members for their services.  Al Leslie served a total of 10 years, Diane Caldwell served 4 years and Stephania Johnson served for 3 years.  Jake Bower, who resigned at the end of the August annual meeting, served for 1 year. New this year, the board may respond on social media, however, they will not be speaking on behalf of the board. Walk-in Wednesdays, between the hours of 1:30 and 3:30 will begin on this Wednesday, September 26th.  Two board members will be available to address the memberships concerns and questions.  Whelan also stated that employee stability was important to the board.  Over the last 4 years, under the management company, it has been like a revolving door. We have had 3 or 4 maintenance chiefs and 3 general managers.  Changing staff so often costs the association money.  Whelan stated they wanted to staff to feel respected and valued so the board implemented a holiday and vacation schedule.  Full time staff will receive 5 Monday holidays and 4 floating holidays.  Vacation schedules will be 1 week for employees under 1 year of service, 2 weeks for 1 to 5 years of service, 3 weeks for 5 to 10 years of service, 4 weeks for 10 to 15 years of service and 5 weeks for over 15 years of service. Whelan stated that Darryl Gamble reports to the board and can make all personnel decisions, however, if a full time employee is terminated they can always appeal to the board of directors.  This board is looking for more stability in staffing.

Whelan stated that we have physical plant challenges.  The indoor pool has three main issues. The facility may need a roof, the $300K dehumidification system has to be installed and mold must be removed.  The outdoor pool will open on time next year so the preparation will start early enough to make it happen.

Whelan stated that they wanted to try an experiment and have bingo on two Saturday nights a month and two Sunday afternoons a month.  This was to allow other functions to be held on a Saturday since certain members requested that karaoke and other events are being shut out. Noise from such events disturbs the bingo players.

Buz Whelan gave the Treasurer’s report since he filled in for Steve Kavanagh at the last Finance and Planning meeting. As of August 31st, dues collection is at $555K, delinquency collections is at $156K. Delinquency accounts are due to the hard work of our General Manager, Darryl Gamble and Office Manager/Administrative Assistant, Nicole Clemens.  Whelan stated that there was no question that a dues increase was needed. This was once a premier community and the intent is to bring us back up to that level.  We also have 36 miles of roads to maintain as well as 2 pools. Community Center numbers were not reported on since all money spent at the CC was lumped into bar expenses.  Those numbers will be broken out for the next meeting.  Leon made the motion to accept the Treasurer’s report.  It was seconded by Claude and Borsos.  The report was accepted unanimously.

Darryl Gamble started his report commending the maintenance staff.  They have been cleaning up the areas and filling up pot holes.  Due to the heavy rain there were a few problems with standing water. He is limited in what he can do but he is looking into spraying for mosquitoes, etc in spring.  Road work will commence shortly and an email blast will be sent out to inform the membership of when and when this is happening.  There is no money in the budget to pave dirt roads, however, Gamble is looking to see if we have any left over to pave 1 or 2 of them.  The plan is to start to build up the money for paving of the dirt roads and possibly start earlier.  Money from the sale of homes is earmarked for this work.  Tar buggies that run on propane are currently being researched.  These buggies will assist maintenance with filling in the cracks.  Gamble is also looking to purchase a roller since maintenance is currently tamping the cold patch which is not as effective as rolling.

The outdoor pool needs a final permit or CO from township.  We failed to obtain that when the pool opened this year.  We failed the final inspection and are currently making corrections and working within the money that was already invested.  Going forward work will be done right instead of using band aids for repairs.

The indoor pool has a vendor to complete the mold remediation. The air quality work needs to be completed first with the installation of a dehumidification system before the mold can be removed. Falcon engineering was given $7K to redraft the specifications for the system and almost $3K to oversee the bid and installation process.  Bids were supposed to be in on August 10th but Falcon has been unresponsive to phone calls.  Gamble wants to look at the project as a whole and look at other alternatives.  Gamble will keep the membership informed of progress.  Further action may be holding Falcon in breach and looking for other Engineering companies within a 50 mile radius.

Joe Gallagher is still treating the cabomba that is in our lakes. He is waiting for a report on what is being treated and what are we doing forward.  Funds are available for the services being rendered on the lakes.

Ruth and Bowen will be inspecting our bridges and dams in October.  They did a preliminary review in April and maintenance staff is currently clearing the spillways.

Maintenance vehicles are ready for winter and extra parts were ordered to replace parts that break/fall off during plowing.  All non-snow equipment is stored properly.

Compactor hours will be changing to Tuesday, Thursday, Saturday and Sunday between the hours of 9:00 AM and 5:00 PM. For this next week it will also be opened on Wednesday to give sufficient notice to the membership.  When the hours were changed to save money it ended up costing more money since more pick-ups were required.  Currently Gamble and Clemens are researching other haulers and doing a cost analysis on the recycling costs.  The recycling compactor was supposed to save the association $10K but there is no evidence of this savings.  The recycling compactor requires an additional attendant.  Gamble stated that all compactors should be under a lease agreement so that we are not responsible for repairs.

Since the association has already paid for our football package with Direct TV, football Sundays will resume next Sunday.  Trunk or Treat will be held in the CC parking lot this year as well as story time with Santa.  The events budget is limited but would like to have a few events.  A hayride may be able to be scheduled and he is looking for volunteers to help with the events. All members will be made aware of all projects as well as events.

The membership will be notified that boats should be removed from the racks by November 15th. Boats will not be removed by the Association if they do not meet this date.  Any boats not removed will not be at the responsibility of the Association. The owner will be responsible for any damage or thief.

Director Comments

Ange Noonan thanked all who voted for her.  She stated that everyone on the board are volunteers and work hard.  Noonan was tasked with polling the bingo crowd and stated that 98% said no about moving 2 nights a month to Sunday afternoon.  She stated that they have been there forever and that they are like a family.  It is an eclectic crowd and she stated that “if it ain’t broke, why fix it”.  There is a minimum of 20 people that attend bingo.  If there is an event then bingo can be cancelled for that night,

Dave Borsos commented that he agrees with doing things right the first time, and he likes Gamble’s approach.  He appreciates our General Manager being on top of maintenance.  Borsos questioned Whelan on vacation time for staff and confirmed that staff with under one year of service would only be receiving 1 week.

Bob Leon spoke about starting a photography club.  He recently rediscovered his love of photography.  If interested you can email him at bobleon39540@gmail.com.

Chris Claude spoke as the liaison for the maintenance committee.  He stated that there are many projects that need to be worked on. Instead of band aid fixes, projects will be completed correctly.  They are currently prioritizing projects and developing a maintenance cycle.  Claude said the dams have to be maintained since we are responsible for everything that happens downstream.  One event can wipe us out. Claude also commended Gamble on all the maintenance that has been performed on off season equipment.

Gilda Spiotta agreed with Noonan by reiterating that bingo was an eclectic group.  She also stated that she did not get her agenda for the meeting with enough time to comment on it.  She stated we need volunteers and that we should have a conservation club.  Spiotta stated she was working on the first newsletter and if anyone wants to contribute articles or pictures she welcomes them.  The newsletter will be published monthly and anyone wanting to contribute a story, jokes or suggestions please do so. Linda Shuey stated that she doesn’t want to see canned articles that are not relevant to the association.

Committee Chair Reports/Recommendations

On behalf of Finance and Planning, Chair Earl Frank welcomed two new members to the committee.  9 recommendations were submitted to the board and he was happy to see that some were already acted on.  He pointed out that trash removal expenses were high and not enough money was included in the budget. A meeting is set up with Bill Owens and consultant on October 25th to discuss the financial statements and how they can be made more user friendly to the committee.  Frank was pleased that Clemens identified three properties that need to be reclassified so that the Association doesn’t have to pay taxes on them.  Franks stated that F&P will start planning once the Community Center is fixed which is the first priority.

Gilda Spiotta relayed two recommendations from the Appeals committee.  One for board that is confidential and will be emailed to board.  The second recommendation was to have Rules and Regulations review the schedule of fines since they feel some of them are too high.  A question came up as to how many appeals are upheld and Spiotta will get back with that information at the next meeting.

John Palmisano gave highlights on the Maintenance committee.  They were:

  • Purchase tar buggy
  • Reposition signage that is on left side of road. It is more visible on the right side of the road.
  • All drainage pipes need to be identified and put on our map. We need a more accurate list of these pipes so that they can be drained and cleaned.
  • Boat launches and dry hydrants need to be checked and maintained
  • There needs to be regular checking of spillways and dams.

Mark Davis stated that Loretta Schneider was reelected as chair of the Real Estate committee and Cari Jacobs was reelected as secretary. Since there was a low turnout at the landlord meeting, they are thinking about cancelling the event.  The discussed the challenges for short term rentals and the additional work for administrative staff when a landlord doesn’t give a 48 hour notice of registered renters.  The committee is recommending raising the fee for not notifying the office.  They will have further discussions and present more to the board. They are looking at tiering the fines that will penalize the habitual offenders.  The goals and objectives are to improve process in the front office with rentals.  Davis encouraged more people to join this committee and stated that it is not just for the landlords but for home owners also.  There are less that 10% of homes in the Association that are rental properties.

Rules and Regulations did not have quorum so no meeting was held.  Bob Leon, liaison stated that they are looking to be more specific when looking at grass.  They are going to recommend changing the word “unruly” to “above 6 inches”.

Old business – the open workshop meeting time will now be held on the second Saturday of the month at 11:30 AM.

Under new business, Leon made the motion on Resolution # 1-92218 – 2018-2019 Write Off of Dead Accounts, Kavanagh seconded it and it passed unanimously.  These accounts are sometimes referred to as “ghost accounts”.  This occurs when delinquent accounts are not collectable due to the death of an owner, etc.

An Ad hoc committee on the History of ELA was passed unanimously. Historian Bill Henry has offered to help document our history as well as to pass off documentation that is in his possession.

Discussions on an ad hoc committee for association memberships was tabled till the next workshop.

Public Comments

John Palmisano asked if the Association would be held to the same standards as the membership in regards to the height of grass.

Bill Henry asked if anyone has ever been fined for fireworks.  He was told yes and they paid the fine.

Linda Shuey welcomed the new members to the board and stated she was excited to see Darryl Gamble in the general manager’s spot.  He brings honesty and integrity to the position.  She also stated that using the lakes brings the cabomba to the surface.

Alex asked if there was a specific fish that we could introduce to our lakes that would eat the cabomba but was told that nothing eats this weed.

Mark Davis likes the retention of employees but questioned whether the vacation schedule was overly generous.  Several members said that was the case or better where they worked.

Mary Kavanagh stated that she lives by a rental house and when the renters leave there is always garbage left behind and a bear just dumped the garbage.  She also stated that it might be worth it to have fund raisers.

Cookie Litwienski asked when the stop signs will be fixed. Someone turned a number of these signs.  She was told that they are being changes at this time.

George Hesser Asked if there were regulations on the number of people that can occupy a rental home. He was told 2 per bedroom plus 2.

Kathy Whelan reiterated what Linda Shuey stated and said it was refreshing to see honesty and integrity in our staff.

Louise Leon requested that the trees be trimmed around stop signs so that they are visible to drivers.

Bev Miller asked if the garbage can at the main entrance mailbox can be moved since it interferes with access to her mail box.  In addition light bulbs need to be replaced in that area.

Kavanagh made the motion to adjourn.  Seconded by Claude.

Adjournment at 12:22 pm.


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.


Emerald Lakes Board of Director’s Annual Open Meeting, August 18, 2018


by Kathy Leslie-Whelan

The meeting was called to order at 11.20 am. All board members were present.

Following the pledge of allegiance and a moment of silence for the passing of a former board member, June Solla, Diane Caldwell started her President’s message thanking the membership for coming and announced that the meeting was being live streamed and reminded the membership the meeting will be held in accordance with Robert’s Rules of Order. She also reminded people that there was a 2 minute rule for the membership to comment.  She announced that there were 3 seats up for election for 3 year terms.  Caldwell called for a motion to approved last year minutes.  Pat Galderisi made the motion which was seconded by Dan Glasgow.  Minutes passed.

Caldwell went on to her President’s message by stating the past 2 years have been challenging.  We have been deferring maintenance and the infrastructure is crumbling.  The outdoor pool needs more work.  The indoor pool was held up with a legal situation but 2 checks were received for repair.  $101K plus $28K.  Caldwell requested that a new engineer from Falcon be put on the bid for the dehumidification system at the indoor pool.  The new board will have to choose a vendor.

Road maintenance will commence in 10 days and they hope to have unpaved roads done before winter with the delinquent dues collections. Caldwell also stated that this board put many procedures in place. There is a new banking system where we now scan checks vs. going to the bank.  She stated that it has been a rough year but they were able to keep their heads above water.  There has been aggressive in house collections where it did not cost the membership anything.  $460K has been collected in delinquent accounts. The board developed a special payment program and installed a new POS system.  She thanked her fellow board members for their hard work, diligence and support.  She thanked all for her opportunity to serve. She stated that this board did what they felt was correct.

Caldwell stated that the board can’t wear multiple hats and her rule of thumb is if you say it, you can forget it, if you write it you will regret it.  She quoted Michele Obama with “When they go low, we go high” and Aretha Franklin who was active in civil and women’s rights and she admires the song “Respect”. She ended her message stating to “vote wisely”.

Caldwell opened the floor for questions on the proxy voting since the attorney had to leave at 12:30.  No one had questions

Edward Anderson from our outside auditor’s office got up and stated that our audit report was an unqualified opinion. Our financial statements were correct and he did not see anything to worry about.

The floor was open for comments.

Lynn O’Neil stated that she did not see a line item from rentals.  She wanted to know where expenses were captured.  She was told that those expenses were lumped into payroll.

Karen Hubbert questioned our investments and wanted more information on who our investments were with, she requested to see bank statements.  She questioned $50K for life guards while there were no life guards.  She was told by Laura Jones that the outdoor pool was heated but she stated that it was colder than the Atlantic Ocean.  She made a motion to dismiss the HOA and get rid of board.  She was told she was out of order and was escorted out of the auditorium.

Bill Rich questioned what was being done for delinquent collections from builders. He was told that they are treated like everyone else and are part of the collection efforts. Stephanie Johnson stated that anyone in arrears is considered not up to date and will not be allowed to vote.

Our attorney Bill Haros stated that creditors cannot talk about specific delinquent accounts so they could not confirm or deny any debt.

Gilda Spiotta presented the volunteer of the year award to Don Atkis who was instrumental in bring us our butterfly garden while Dave Borsos presented Eric Bergstrom with a lifetime achievement award for his dedication and participation with the fish and conservation group with the restocking of fish in our lakes and running the fishing rodeo.

Voting was opened for proxy voting and the two financial resolutions. A member complained that associate members were voting when they were not allowed.  Caldwell stated they will investigate.

Candidates were allowed to give their 5 minute speeches. Four candidates were registered to vote and three candidates ran from the floor.


Elections 10 ballots disqualified

Chris Claude – 64

Steve Kavanagh – 60

Buz Whelan – 53

Ange Noonan – 42

Al Leslie – 28

Jenn Gonzales – 27

Diane Caldwell – 19


All resolutions which required a 2/3 vote failed:

Proxy voting – 76 – yes and 58 no – 1 ballot disqualified

Financial resolution # 1 – 87 yes and n46 no – 1 ballot disqualified

Financial resolution # 2 – 88 yes and 45 no – 1 ballot disqualified

Following the announcement of the election results, Director Jake Bower announced his resignation.  Ange Noonon was named as new director.  Noonon will serve until the next annual meeting.


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.


Emerald Lakes Town Hall Meeting, July 28, 2018


by Kathy Leslie-Whelan

In lieu of the monthly open board meeting a town hall meeting was held to discuss the annual audit and the proposed proxy balloting resolution.  Present were William Owens, the Association’s CPA and Attorney Alan Price Young from Young and Haros.  The meeting was called to order at 2:00 pm. All board members were present with the exception of Treasurer Stefania Johnson.

Following the pledge of allegiance, Diane Caldwell started the meeting with thanking the membership for coming and stating that only the two topics listed above would be discussed and the membership should limit their questions and comments to these items.

Alan Price Young explained about the state statues for proxy voting for non-profit corporate law.  Currently there is a debate in Harrisburg as to whether all bylaws must authorize this issue.  He stated that in all fairness, this resolution should be passed.  This resolution allows the membership to not have to be physically present to cast votes.  The resolution calls for a directed proxy which works like a mail-in vote.  Directed proxies allow the membership to vote as if they were present at the meeting.  All votes received are counted towards the quorum count.  Mr. Young stated that the benefits far outweigh the risks.  The paperwork for this proxy would be included in the call to meeting that is sent out to the membership for the open annual meeting.  The members who decide to vote this way will be instructed to mark their ballots and send through the mail to our accounting firm.  The firm will validate the ballot, tally the votes and present a report to the board secretary at the annual open meeting.

Questions and comments on this issue:

  • the members that vote this way will not get an opportunity to vote on any issues that require a vote at the meeting, such as a motion that is presented to the board by a member on the date of the meeting or a candidate ‘running from the floor’
  • only two items in our bylaws were identified for adjustment while there are at least 5 locations in the bylaws that deal with voting
  • trust relationship with the board is broken and it takes time to build that trust back up
  • running from the floor will be more difficult since the membership will have cast their votes already
  • a conflict with our bylaws is in item 3D. (Is this for voting for the directors only, or is it for any bylaw changes or dues increases?) unanswered.  Board will have to discuss
  • does the proxy ballot need to be notarized? (no)
  • how many people signed petition (91)
  • was strategic planning put into this resolution
  • can a member who fills out a proxy withdraw their submittal (yes)
  • deadline for submission of proxy ballot will be one week before the annual open board meeting.

Mr. Young stated that proxy voting is the fairest form of voting for the membership and that it is a way to build trust.  He said that sometimes process gets in the way of progress. He further stated that state statures trump our bylaws and we may have to clean up the bylaws later.

Bill Owens took the floor to discuss the annual audit that is currently in draft format.  He stated that the collection rate is doing well and that there were positive moves put in place over the course of the year.


  • the association CPA did not personally prepare our tax return but he reviews all returns before they are submitted
  • the CPA does not input data into our financial reports or into our bank account information
  • $250K loan from reserves to operations has to go back into reserves
  • on site manager was terminated
  • the association is working on a month to month basis with Preferred Management
  • Darryl Gamble is the interim General Manager
  • all office staff at the administration building are ELA employees


Adjournment at 4:30 pm.


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.

Emerald Lakes Board of Director’s Open Meeting, June 30, 2018


by Kathy Leslie-Whelan

The meeting was called to order at 9:34 am. All board members were present.

Following the pledge of allegiance, Diane Caldwell started her President’s message thanking the membership for coming and reminding them to stay hydrated and to take care of our pets during this hot weather that we are having.  She stated that there are many yard sales throughout the community this day and reminded the membership of the 4th of July celebration at the outdoor pool.  There will be a grand reopening pool party and food will be available to the membership for $5.00 per head.  Meet the candidates is scheduled for August 4th between the hours of 9:30 am and 12:00 noon.  July 2nd is the last day to sign up to run for the board.  The open annual meeting will be held on August 18th where registration will begin at 9:00 am.

Caldwell proceeded to give her observations on the community.  She stated we are operating under deferred maintenance which caused unexpected delays in opening the outdoor pool.  Several items had to be completed to get the pool operational. Maintenance staff had to run new pipe lines and install a new shed. New electrical boxes, filters and heating system were installed.  Road maintenance will start next week.  The indoor pool has run into problems, and it will not open on the anticipated date of July 15th.  Although a check was received for over $100K to fix the pool, bids are coming in the $150K range.  Our attorney is going back after the two insurance companies (boiler installer and temporary dehumidification system installer) to get the additional money needed to do the repairs.  Mold remediation will require that scaffolding be installed. Additional money for the scaffolding is $48K. The insurance company stated that they do not want a temporary fix but a new dehumidification system installed.  They will not pay out on another claim. Caldwell spoke of giving a down payment to a contractor to start with the new dehumidification needed.  It may be a while before the work starts. The front entrance has work on the lighting and maintaining the shrubbery, new toilets were installed at main beach, all septic tanks have been pumped, mapped out and risers installed.  The administration building needed to be rewired.  The community center needed a socket installed on the outside of the building.  Lawnmowers need to be repaired and the parts are coming in next week.  Grass cutting should resume at that time.  38 citations were issued to the membership due to uncut lawns but they were all rescinded since the association has been unable to cut the common area grass.  No citation will be issued until ELA mows the common areas. All work being done now is due to deferred maintenance which has been happening for the last 20 years.  Caldwell stated that our biggest assets were our homes and we will lose value if we do not maintain the community.

Caldwell further stated that when she first moved to ELA there were an abundance of people in the community and on the committees and it is sad that people lost interest. There are 1,975 homes (actual properties) in the association and there are fewer than 20 people that attend meetings and yet there is a lot of bitching and moaning on social media. People only show up when there is a dues increase.

Caldwell stated she was going to call out two committees.  Finance and Planning doesn’t do planning.  They focus on finances.  F&P needs to map out a plan of everything that has to be done within our finances.  A plan needs to be mapped out based on the reserve study. Maintenance committee should not be giving a list of what they want done but what planning is being done.  Maintenance wants a solar cover, they want the front entrance redone, but what is their plan to get this done.  Caldwell asked for volunteers and not just the select few.  We do not have an events committee.  We do not have an ARC committee.  We do not have a communication committee. Caldwell stated that August is coming and there may be new faces on the board. This is a good and beautiful community and people need to get involved.

Caldwell called for a motion to approve the May 2018 board minutes.  After corrections from Stefania Johnson, Gilda Spiotta made the motion to approve the minutes.  It was seconded by Dave Borsos.  The minutes were accepted unanimously.

Stefania Johnson, in the Treasurer’s report, stated since we are in the process of an audit and the unaudited financials were given to her late last night  which did not have the budget numbers she did not want to relay inaccurate information to the membership, so she did not have a report ready for the meeting.  Johnson did report the following delinquent collections received from the management company for the month of May.

Sunrise Collection $2,655

In-House $152,477

Payment Plan $54,662

2nd Payment Plan $6,793

Total in collections $216,547

Johnson recommended that the board review their decision to hire Sunrise since they are not collecting what was anticipated. She also stated she will have more information after the audit report.

Leslie made the motion to accept the treasurer’s report.  Seconded by Leon.  Accepted unanimously.

Laura Jones started the Manager’s report stating that an email reminder was sent out to the membership regarding the dues deadline of June 15th for members on the payment plan. If dues were not received by June 16th a $150 late fee will be applied to the account.  Our  attorney advised us not to cash  the check for the claim for the indoor pool until he has reviewed all the documentation so that we are protected for any damage that does not impact our ability to further pursue this claim. The money collected is insufficient to complete the work at the indoor pool.  The original quote for the repair to the dome came in at $76K.  This contract cannot start until a new dehumidification system is installed.  Falcon is currently redrafting the bid specifications to parse out work that was completed in the temporary system that was installed.  The bid specifications are due back in two weeks on July 15th.  Once approved by the board the document will go out to bid.  The bids will go out to large contractors and they will be required to obtain a performance bond.  The system to be installed should last for 20 years.  A date for completion cannot be given at this time.

Jones stated that the outdoor pool project is completed.  With every step forward there were 4 steps back.  New plumbing and piping was installed.  Transformer was blown so a new electrical system was installed.  Well pump and filters are all new and blue water was pumped in.  By Friday at 4:00 pm before the opening it looked like a resort pool.  Currently the pool is at 76 degrees since it is so warm out. The solar cover legs snapped so new legs are ordered and will be in by July 7th. Jones thanked staff for all their hard work. Considering all the problems the pool only opened 1 week late. Total project cost $35K.

Jones verified with legal counsel that any member on the payment plan or the hardship plan is consider a member in good standing and can use the amenities.  The board approves any hardship payment plan in executive session.  If one of these members misses a payment they are given 5 days to make their payment.  If no payment is received they are no longer considered a member in good standing.

A concession agreement is in place with Square Fare.  They have all the necessary permits to operate in Long Pond. This truck will operate at the outdoor pool, Main beach and Pine Tree Lake on a rotating basis.  They will not be here on July 4th since the association is throwing the pool party and will have hot dogs, hamburgers and ice cream.  The concessionaire is paying ELA $300/month to operate on the premises and the contract runs from June to August.

Jones stated that they are prepping for the annual meeting, to be held on August 18th.  The call to meeting will be mailed on July 18th.  Jones urged the membership to attend the Meet the Candidates so that you can make an informed decision and ask questions now.  This session will be live streamed and can be seen on Facebook.  Cookie Litwienski is looking for volunteers to help with this selection process.

The draft audit report should be completed in time to be reviewed at the July meeting.

Unpaved roads and road repair is budgeted at $300,300. They have good intentions on paving all unpaved roads and will repair what they can.  Work will commence on July 10th, weather permitting.  The membership is cautioned to drive carefully over the new tar and chip pavement.

Jones stated the 4th of July party will be between 1 and 5, and will be $5.00 per head for food. Those not paying can still enjoy the pool and join in the games. There is a 165 person limit at the pool area.  When that number is reached, people will have to be turned away.  The rain day for this event is Saturday July 7th. Pool hours are from 11:00 am to 7:30 pm.  The lakes are open from dawn to dusk.

Jones stated that the petition submitted at the April open meeting for proxy voting is currently under law review.  All language for proxy voting will become part of the by-laws if passed so they are ensuring that the language is legally correct.  After the attorney approval, the board will review.  This item will be included in the call to meeting mailing and will include an explanation.

Walk in Wednesdays is still in effect between 1 pm and 3 pm. Articles are being accepted for the ELA newsletter.  Please send your articles or recipes to nclemens@emeraldlakesassoc.com.  No inappropriate article will be published.

Spiotta opened the director’s comments stating that she is delighted to be retired this month.  She is doing walk abouts where she picks up trash and welcomes anyone that wants to join her.  We live in a beautiful community, and she is proud to be a member.

Johnson wished all a happy 4th and hoped that we were enjoying the pool and the lakes.  She echoed Caldwell’s request that we need help on committees.  We need people to be engaged. She will be a regular association member after August and will participate in committees.

Caldwell wished everyone a wonderful 4th of July and encouraged all to spend time with their families.  She recently lost her step dad and Al Leslie lost his wife Virginia.  She stated that none of us are promised tomorrow so enjoy today.

Leslie thanked everyone that reached out to him and his family with their sympathies.

Leon had no comment since he is still recovering from a hospital stay.

Bower (without an S) wished everyone a happy holiday.  He stated that we have a lot of divides and we need to start fresh. We should not create anger. He stated we need a plan to take care of issues.  We also need a solution to get volunteers out.

Borsos wished everyone a happy 4th and thanked Laura Jones for putting up the pool party idea being open to everyone and the fee is just for food.  He stated that he appreciates the young lady that submitted the petition for the proxy voting and wanted to point out that it required a by-law change and requires board approval.  He stated that 50% was required but Pat Galderisi stated that she only needed 5% of the membership to have something added to the agenda.  Borsos questioned why the treasurer did not include regular dues in her report.  Johnson responded that it was for past collections.  Borsos further asked why we only had the food truck till August 31st.  He was told that the pool closes after Labor Day and that ELA will probably have an event. In addition, he was told that the schools were starting earlier this year. He lastly asked if a rope was installed in the pool delineating where the deep end was and was told that it was.

Earl Frank as chair of the Finance and Planning committee stated that there was a $35K budget for the pool repair and asked what were the actual numbers. Jones stated that those numbers were not in yet. As for planning he asked if the board has received the minutes from F&P which included 10 recommendations.  He further stated that the $152K in delinquent collection in-house just blows his mind.  He requested to see the internal numbers and get a number of how many collections comprised this figure.  He was promised these numbers for the next meeting.  Frank also stated that our budget only accounts for $150K in delinquent collections and a recommendation by F&P was to put all money in excess of that number into reserves.  Jones stated that that money would be transferred into reserves.  Frank had a little bit of constructive criticism on the new format for the financials.  He stated that they were confusing and did not match with our previous financials.  He gave an example of the bar and grill losses being listed as $35K one way and $140K using a different approach.  He was told that the new report format was in accordance with general accepted accounting principles. Frank asked what the breakout of $80K for supplies for the bar and grill were.  Frank stated that with the new reporting structure we have accounting services at $42K while the old report had that figure at $10K.  Frank stated that every year we have a lawn mower break down so he hopes we are checking the winter equipment so that we do not run into any issues in the winter.  He was told that the lawn mowing equipment was operational but broke down during use.  The unit we have now is not big enough to hold the flail arm so the piston keeps on breaking.  A larger size piston is currently on order.  Frank further stated that F&P is planning but it is hard when you don’t have the money to make the repairs.  We can do a 25-year range plan, but there is no money.

At this point in time Caldwell stated that no plan was submitted and that we all know that we need a dues increase.  Whelan stated that we have been planning and as an example of planning in the past Whelan stated there was a 5-year plan to pave the roads that he presented back in 2013 to plan unpaved roads.  Caldwell interrupted him and said that that plan was from 2007 when Rich Houston presented it.  Whelan said it was not.  Caldwell stated that was a collective plan developed by 7 board members, which she was on and that it actually was Bob Lauri’s idea.  Whelan challenged her on that by saying that it was part of his candidate speech in 2014 when he stated we are a community of haves and have nots.

Bower spoke on behalf of the real estate committee.  The next meeting is scheduled for September.  Plans are moving forward with the landlords to set stronger rules when it comes to fireworks and safety.

Johnson spoke on behalf of events.  She stated that we need members.  4th of July executed by the management company but would like to resurrect committee to plan further events.

Darryl Gamble spoke about projects in the community center.  The main entrance was rewired and signage is installed on the side of the building.  Stage lights were corrected.  If anyone wants to participate in an event please contact Darryl.

Jones offered to assist in the long range planning term of 1 to 20 year.

19 new members were welcomed. Leslie made the motion to accept the new members.  Johnson seconded it and it passed unanimously.

Resolution 1-63018 Removal of Uncollectable Accounts

Leslie made motion to approve resolution.  Seconded by Leon.

This resolution removes $253,301.14 in accounts that are deemed uncollectable.  Some of the accounts are 14 to 20 years old and are no longer members in ELA. Statute of limitations has expired. No levies can be attached to these delinquent accounts.

Resolution passed unanimously.

Resolution 2-63018 Food Truck Concessionaire Agreement

Borsos stated that the contract is air tight on protecting the community and the concessionaire has all licenses and permits.  He stated that the man seems responsible.  Caldwell stated that he is an independent contractor that the board will not promote so no schedule or menu will be posted.  He will operate between the hours of 10:00 am and 8:00 pm.  It was also recommended that he take out an ad in our newsletter where he will receive a discount.

Leslie made motion to approve resolution.  Seconded by Leon.

Resolution passed unanimously

Public Comments

Kathy Leslie Whelan stated that a performance bond is good and it is probably a good idea to have in our bids, however, they are hard to collect on and could be costly.  It could add 10% of the cost to the bids so we have to include that in our bid estimate.  The cost of a performance bond will be passed on to the association. These bonds are also very difficult to collect on.  Audience member Brian Coe who has worked in the insurance industry for 20 years said that these bonds could be as low as 1% and it depends on the client if they have a good rating.

Jones responded that it will be part of the bid and the estimate is $300K. The engineering company will receive bids, evaluate the bids and make a recommendation to the board.

Buz Whelan commented on the problem with committees.  He questioned what is different now.  He stated that it could be because the volunteers do not feel appreciated.  Committees need to feel important. For example, back in 2008 Bob Lauri, Maintenance committee liaison initiated a program of assigning usage logs to vehicles and major equipment.  These were kept for a time, then abandoned.  Lauri also criticized the way out-of-season equipment was stored. Whelan said he had a conversation with Lauri within the last month that equipment was still not properly stored.  We need to resurrect the volunteer appreciation events which Pat Galderisi and the ELDAS group ran for many years.

Flo Mauri spoke on the outdoor pool.  She questioned if the outdoor bathhouse was on the table.  Jones spoke of installing a modular unit on a cement slab and tying it into our current septic system. These units can be purchased used between $20K and $30K.  Mauri questioned why we do not mention people’s names when we welcome the new members.  Jones stated it was not a good idea to release names and address.  Sometimes new owners don’t want their name released.    Finally Mauri stated that a policy book should be given out to new members that references ELA history so that they do not reinvent the wheel and stay in the same place.

Pat Galderisi commended the board and Johnson on writing off aged accounts.  She asked if the board was being interviewed and will the report be clean qualified or disclaimed.  Response was that they do not know yet. Galderisi stated that eliminating the ARC committee was a mistake and allowed Classic to not follow the rules. Galderisi has asked numerous times about Classic and not once has she got a straight answer. Galderisi questioned about our database and was told that it ran with TOPS.  The badging system is handled by TEM Gatehouse. They are trying to update that system into TOPS.  Galderisi asked if a dues increase is being presented to the membership in August and was told no.

Brian Coe questioned the committees and the demographics of the 19 new home owners.  He stated that younger people communicate in a different way.  His home is on Gap View and asked if there were homes on his road that were not part of the association.  Jones stated that some of the homes are not on ELA property and do not belong to the association. Whelan asked if we could invite them to join.  Jones stated that we could charge them a road access fee if they are not part of the association.

Ange Noonan stated that there is too much fighting.   She stated we have a good board and we should be good neighbors.

Adjournment at 12:09 pm.


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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