Monthly Archives: November 2020

Emerald Lakes Board of Directors Open Meeting, November 21, 2020

by Kathy Leslie-Whelan

          The meeting was called to order at 9:32  AM.  Six board members were present.  Treasurer Bill Baehr was absent.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. Following the pledge of allegiance, Dave Borsos, President, wished everyone a happy, healthy and safe Thanksgiving season.  Borsos recognized the staff and veterans that were honored this past Saturday at the Veteran’s function at the main entrance of the community.  He also recognized his fellow board members for all the work that they are doing.  Steve Kavanagh has been working on the monthly newsletter, has a historical perspective on the association and does karaoke with his wife when the Community Center is open.  Buz Whelan also has a historical perspective on the Association and knows how things operate or recommends how to make things better.  Bob Leon has a great work ethic and technical expertise that he brings to the table.  Chris Claude has been in the community for three years and is currently Vice President.  He brings mechanical, maintenance, road and equipment knowledge to the board.  Ange Noonan has been on the board for two years and started the volunteer program.  She also works late at night and has come to the meetings on time the next morning.  Bill Baehr puts out his monthly financial reports on time and has an eagle eye to get things right.  Darryl Gamble does a yeoman’s job and gets things done.  He has worked on the indoor pool, paving, line painting and is responsible with keeping his projects on budget.  Nicole Clemens is the power behind the camera and is the right hand woman to Gamble.  Kathy Whelan is always at our meetings and works on committees.  She posts a monthly article on the monthly board meeting for people who do not have the time to watch the entire proceedings.  (Please note that you are now reading that article.)  He also wanted to recognize the members that have worked on the front entrance and the butterfly garden.  Finally he recognized the maintenance staff who have been doing a great job.

          Bob Leon made a motion to accept the October’s 2020 minutes.  It was seconded by Buz Whelan and passed unanimously.

          Bill Baehr, Treasurer, was unexpectedly absent so no Treasurer’s report was available.

Under Old Business:

  • Gamble stated that a few of the roads had crooked line painting. Black paint may be used to cover the line and the yellow line will be repainted.
  • Gamble wants to discuss the mini dumpsters that are appearing on people’s properties.  He would like to see a requirement of adding a permit for these containers to limit the time the container can be visible on the owner’s property.  Whelan recommended adding PODS to the permit requirement. This item will be discussed at the next open meeting under new business.
  • The Community Center insurance issue is still open.  Currently we are waiting for the adjustor to come back since he did not include all the items in his estimate.  Some items missed were replacement of damaged furniture.  In the future our insurance language should be modified to include that our carrier will pay the claim and go after the contractor’s insurance company.  In addition, language is being considered to add to future contracts making the contractor that is issued an award responsible for any subcontractor that they hire for the project.
  • The dams are up to snuff with everything that the state requires.  Any repair to the dams needs to be approved by the state representative and when completed, inspected by the state.  The Emergency Evacuation Plan is 80% complete.  We are waiting on a piece of information from Joe Gallagher, who currently has a contract to maintain our lakes.  Bridge work will commence after May 1st.  Work will be completed on the guard rail and attachment to the bridge.  The proposal from RKO needs State approval.
  • The new compactor regulations are working out well.  If there is an issue with a member, they are referred to the Administration office allowing the issue to be resolved in a timely manner.
  • The badging system is moving along, but slowly.  Most people are showing up on Sundays to get their new picture IDs.
  • Revisiting the reopening of the indoor pool is currently on hold due to covid 19. Gamble feels he cannot encourage large gatherings.  The blower motor on the dehumidification was replaced at no cost to the association.
  • Office hours are Monday through Saturday between the hours from 8:00 AM and 4:00 PM for answering phones etc.  In person business during this time is on Tuesday, Thursday and Saturday between the hours of 10:00 AM and 4:00 PM.  Members can ring the buzzer and gain access to the building.  All individuals must be masked and only one person is allowed in at a time.  Special hours for photo IDs only are Friday evenings till 7:00 PM and Sundays between the hours of 9:00 AM and 5:00 PM.  Occasional exceptions are made and Clemens will prepare a bulletin on the hours.
  • The compactor will be closed on Thanksgiving Day, Thursday and will reopen on Saturday.  All non-essential full time staff will have Thursday, Friday, Saturday and Sunday off for the holiday weekend. 

Under New Business.

  • Board resolution #01121-2020-01 Boat Registration – Passed with a 5 to 0 vote.

The annual boat registration fee is $10.00 per vessel.

  • Board Resolution # 01121-2020-02 Boat Policy – Passed with a 5 to 0 vote.
  • All boats must be registered at the Administration annually.  The fee is $10.00.
  • The annual registration sticker must be displayed on your boat each year.
  • All boats stored on the racks must be registered with the Administration Office.  Rack rental fee is $15.00 annually.
  • All boats must be removed by November 15th of each year.  Failure to do so may result in confiscation of the boat and fines.
  • Boats that are confiscated will be stored by the Association.
  • If your boat was left on the rack after November 15th and confiscated, you will be charged a $50.00 fee in order to retrieve your boat.
  • After a period of 90 days, your boat may be sold.
  • The Association assumes no liability in the safe keeping of any confiscated boat.
  • Boat racks will be opened on a first come, first served basis.  There are no guarantees or holding of racks.
  • Borsos recommended signage to announce public events.  Gamble and Clemens will research different signage options.

          Committee Reports

          Bob Leon reported that the maintenance committee is recommending the placement of stones on the shoulder of the roads ASAP where new pavement was done.  Gamble stated that gravel is only placed on roadways that are high since the stones wash away.  Maintenance will do a drive through of the newly paved roads to determine if stones need to be added.

          Buz Whelan reported that the Real Estate committee is meeting next Saturday. 

          Director’s Comments

                   Bob Leon stated according to Zillow this morning 14 homes are available for sale. 73/74 homes have sold since March.

                   Buz Whelan stated that Borsos recognized all the board members for their hard work, but he wanted to thank Dave Borsos and he appreciates his work on his general responsibilities. Whelan thanked him for speaking so eloquently at the Veteran’s Day function and his volunteer work on the landscaping at the main entrance and butterfly garden.

          Chris Claude thanked all that came to the Veteran’s Day ceremony and wished everybody a happy and safe Thanksgiving.

Public Comments


          Eight (8) new members were welcomed to the Community.

          Chris Claude made the motion to adjourn.  It was seconded by Bob Leon.  Meeting adjourned at 11:16  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 Directors Open Meeting, October 26, 2020

by Kathy Leslie-Whelan

          The meeting was called to order at 9:41 AM.  All board members were present.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. Following the pledge of allegiance, Dave Borsos, President recognized Earl Frank, Chair of Finance and Planning for all his hard work over the years. Frank will be stepping down to spend more time with his family.  Borsos reminded everyone that Trunk or Treat is scheduled for 4:00 PM on this day.  He also reminded the members that issuing of new ID badges has restarted.  Pictures will be taken on Friday between the hours of 11:00 AM and 7:00 PM and Sunday between the hours of 9:00 AM and 5:00 PM at the Administration building. The deadline for obtaining your new badge is December 30, 2020.  Borsos reminded everyone to get out and vote.  He said Halloween has fears that are fake and fun, however there are certain things that are not fake (Covid 19).  Currently there are political and racial injustices and riots which are burning down cities.  Historically we had riots in the streets in the 60s and 70s that we made it through and we will make it through the current contentious times and become a better society.  Borsos quoted his grandmother by saying “you can’t cleanup the world but you can clean up your front yard”. 

          Steve Kavanagh made a motion to accept the September’s 2020 minutes.  It was seconded by Bob Leon and passed unanimously after it was amended by Leon to correct statistics on homes that were for sale in the community.

          Bill Baehr, Treasurer, stated that for the month of September the Association operating costs were at $154K and YTD are within budget.  Receipt deposits are at $151K.  Code Enforcement Officer (CEO) collections are at $53K year to date and are on track to exceed the budgeted amount. Compactor card revenue is $3K for August.  Rental income is at $15.5K.  Reserve income is $10.5K for the month and $180K YTD. Dues collections are currently at 63.40%.  Income of dues to date are $868.8K which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees. Delinquency collections YTD are as follows:

Special Payment Plan $6K

In house collections $128.7K

Attorney collections $500

Sunrise collections $5.8K

Cash on hand is $547K.

          Baehr reminded all to turn their clocks back tonight.

          Buz Whelan made a motion to accept the Treasurer’s report.  It was seconded by Bob Leon and passed unanimously.

Under Old Business:

  • Gamble stated that the badging system is going slow.  Approximately 35 members have shown up to get their new badges.  More individuals are showing up on Sundays.  A buzzer/camera was installed at the front door where it makes it easier to allow individuals access into the Administration building.
  • The new compactor regulations will officially go into effect on November 1st.  There will be a limit on the number of bags allowed.  Laptops and scanners are up and running so it is important for the members to get their new IDs.
  • Revisiting the reopening of the indoor pool is currently on hold due the incident with the roofer at the Community Center.  The front area needs to be set up and locks have to be redone in the locker rooms. We are waiting for the insurance adjuster.  The dehumidification system has been serviced and the filter has been changed.  The kitchen will be cleaned and outdated products will be disposed of.  The boiler room will be cleaned out, repainted  and used for storage.  The fire extinguishers will be inspected on schedule.
  • Additional lighting will be installed at the compactor and Administration parking areas.  The lighting at Pine Tree beach will also be increased as well as cameras to monitor the activity at night.
  • Basketball hoops are in and will be reinstalled at the courts at the Community Center.  Three hoops will be installed.  The courts at the Administration building will be resurfaced and painted in the spring. 
  • The mail house on Glade has been dug out and grating will be added to eliminate flooding in that area.
  • Blue Ridge has installed a dedicated system for the dehumidification system. Wi-Fi is up and running at the community Center.

Under New Business.

  • Winter prep is underway.  All spreaders and plows are prepped. Trucks have been powder coated.  All salt/sand has been ordered. A new shed was purchased and is located by the three bay at the compactor.  It will house mower equipment.  The heater in the garage has been replaced and an additional heater will be installed at the 3 bay.
  • Road lining will commence shortly.
  • A board resolution is on the agenda for the next open meeting setting forth a boating/sticker policy. There will be a $10 fee per boat, per year.  The sticker must be displayed on the boat.  Rental of a space on the boat rack is $15 for the season.  All boats must be removed by November 15th.  Any boat not removed will be taken by maintenance and stored at the compactor area.  A $50 storage fee will be charged for the owner to reclaim their boat.  The Association will not be responsible for any damage to the boat.  If the owner does not pick up their boat within 90 days, the Association may sell the boat if it is in good condition or destroy it if it is not water worthy.  Boats racks will be given out starting on April 1st on a first come basis.
  • Full time staff will have early dismissal on Christmas and New Year’s eve and have the Friday after Thanksgiving off.  The open meeting for December will be held on December 12th.
  • Escalating fines will be implemented for unsightly properties/garbage cans on the property as well as for the rental program.  Gamble wants to add permits for home owners who have dumpsters on their properties. He is recommending that the board pass a resolution for trash containers.

          Committee Reports

          Bob Leon, Steve Kavanagh and Ange Noonan will be working together on the Rules and Regulations committee.  Notification will be going out to get that committee back up and running.

          Buz Whelan reported on the Real Estate committee.  He stated that the group is highly motivated and are not anti regulation or enforcement.  They are in favor of a community where Short Term Rentals (STR) are welcomed and have no objection to escalating fines.  They believe that 90% of STR are good neighbors.  The committee is requesting to have staff at the Community Center, once it reopens, on Friday night till 9:00 PM and on Sunday since so many renters come in after the Administration building closes.  The want to streamline the rental procedures.  The committee is in favor of a landlord contact number that is available 24/7.  A penalty will be issued if a response is not forthcoming in a set amount of time.  Noise monitoring equipment is also under discussion.

          Director’s Comments

                   Bob Leon stated according to Zillow this morning 14 homes are available for sale. Cost for average home is $212K. Since May 4th, 71 homes have sold.

          Chris Claude stated to bundle up your kids that are going out trunk or treating.  Also, change the batteries in your home fire and smoke detectors.

          Ange Noonan thanked everyone for their contributions to Nicole Marie who has been helping Emerald Lakes with our feral cat population.

          Buz Whelan asked what was happening with the outreach to individuals that live in Emerald Lakes but are not part of the Association.  He suggested that a form letter be developed citing the advantages of being a full member be sent out.  Some people have deeded lakes rights which give them access to the lakes but not our amenities.

Public Comments

          Diane Caldwell suggested that a board member attend the Toby Township meeting.  Currently they are going into homes to see if their septic are legal and meets standards.  If you rent your home, septic systems must be pumped out yearly.

          Eight (8) new members were welcomed to the Community.

          Buz Whelan made the motion to adjourn.  It was seconded by Bob Leon.  Meeting adjourned at 11:51  AM.

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

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