Monthly Archives: June 2021

Emerald Lakes Board of Directors Open Meeting, June 26, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:39 AM.  Six board members were present.  Chris Claude was absent.  General Manager Darryl Gamble was also absent due to illness while Assistant General Manager Nicole Clemens was present. After the pledge of allegiance, Dave Borsos, President started his message by stating that we are finally out of major snow storm season, and summer is here to stay.  Maintenance is out patching pot holes.  The General Manager has developed a paving schedule that is being implemented.  He requested that people join a committee.  Available committees are Appeals, Real Estate, Rules and Regulations and Finance and Planning.  The outdoor pool is open with exceptions for closures due to inclement weather.  Main beach is open, Pine Tree is closed.  Borsos encouraged people to get their vaccinations for Covid.  The mask mandate will be lifted on Monday so maybe by summer will be have a little bit of normalized activity. lD cards are mandatory now so if you have not gotten your new ID, Borsos is encouraging the members to get it.  He also encouraged the membership to call Public Safety if they see trash or fireworks at (570) 643-3385.  The general membership meeting will be held on August 21st at the Community Center.  There are no hot button issues.  There will be voting on the two IRS issues and there are three seats open.  The three board members that hold these seats are currently running.  Borsos endorsed the three candidates and mentioned that two of them are veterans.  Borsos will start preparing a message that will address the accomplishments over the year as well as the problems that were encountered.  If you cannot come out to the meeting proxy voting is available to the membership.  All voting is sent back to our outside accountant. Finally Borsos reminded the membership of the Fishing Rodeo that will be held on July 17th at Pine Tree Lake.  It is a fun activity where food and prizes will be supplied. Parents are advised that children from 4 to 14 are eligible and do not need a PA fishing license.   

          Buz Whelan made a motion to accept the May’s 2021 minutes.  It was seconded by Bill Baehr and passed unanimously.

          Bill Baehr gave the Treasurer’s report.  He stated that for the month of May the Association operated within budget.  Operating costs were $135K and are within budget.  Receipt deposits were $400K.  Code Enforcement Officer (CEO) collections were $15K year to date and are on track to exceed the budgeted amount. Permits were $980.  Public Safety citations were $122K.  Compactor card revenues were $3K.  Rental income was $61.1K.  Reserve income was $85K.  Income of dues to date are $400K which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  The amounts of dues billed are $2.3M. Delinquency collections for March are $7.6 K under special plan collections, $10.7 K under Sunrise Collections and $2.3K under attorney collections.

          Buz Whelan made a motion to accept the Treasurer’s report without the year to date compliance percentage.  It was seconded by Steve Kavanagh and passed unanimously.

Under New Business

  • A flagpole will be installed at the Community Center so that future events can be more elaborate and include activities at the Community Center.  The cost should range between $900 to $1,400 for the pole and approximately $200 for solar lighting.
  • Front entrance wall at the Main entrance is almost complete.  A drainage system will be installed since the walls are bulging.

Under Old Business:

  • A new Rules and Regulation document will be submitted to the board for approval.  The document was streamlined and updated. 
  • An electric sign will be installed at the Main entrance mail house which will be a new means of communicating events.
  • The work at the Community Center is moving forward.  The decking at the indoor pool was replaced, the pass through is almost completed and the bathrooms are having a final coat of paint on.  It is anticipated that the indoor pool will open on or before July 4th weekend.  The rest of the area at the Community Center is about 45% completed.  Changes are being made to make it more user friendly for all. 
  • The outdoor pool is open and the heater is set to 84 degrees.  When the temperature drops at night it makes it hard to maintain that temperature.  Solar covers have proven not to be effective.  The snack shack is open and sells prepackaged foods such as chips, candy, ice cream, water and soda.
  • Main Beach has had a replenishment of sand and is opened. Pine Tree is closed; however, new decking was installed at the bath house.
  • Member meeting will be on August 21st.  Bios from the candidates are due on July 10th.  Meet the Candidates will be held on July 24th.  Buz Whelan volunteered to prepare the newsletter for the annual meeting.
  • Dam work is in progress and is almost completed.  All reports are completed and were submitted to the State, which is a requirement by law.
  • Clover Bridge repairs will commence this summer but the GM is still waiting for a date on when the work will commence.  The bridge is currently safe but there is an issue that will be corrected before a problem can occur.
  • Pot holes are currently being paved and prep work is underway for paving of roads.  Paving will continue throughout the summer.  The outdoor pool parking lot was paved since dust from the graveled lot was causing issues with the outdoor pool filter.  The basketball court on Glade by the Administration was paved.  New equipment will be installed within the next two weeks. Glade will be repaved from Bull Run to Sage along with the areas on the Minsi loop and some roads in the Birches. 
  • Bulk Trash day was a success.  The Association is considering having this event 2 times per year.   

Committee Reports

          Ange Noonan reported for Rules and Regulations.  They are still working on the document.  All rules and regulations for rentals will be in a separate document.

          Chris Claude is caught up with the back log for appeals

          Buz Whelan stated that the Real Estate committee is extremely diligent.  There was discussion of a brochure being developed with professional pictures that will show off our amenities.   

Director’s Comments

          Bob Leon stated according to Zillow this morning 3 homes are up for auction while 2 are in pre-foreclosure.  13 homes are available for sale. 1 home has been on the market for more than 260 days and 12 for fewer than 90 days.  One water front home is priced at $750K and one sold for $899K.

          Bill Behr stated that his house was recently appraised over $50K more than he purchased it around 3 years ago. 

          Ange Noonan stated that rules make us better.  You don’t want to live next to a house with a refrigerator in the yard.  Living in a HOA is good and if you look on face book, pot holes, and trash issues is not just at Emerald Lakes; it is all over.

          Buz Whelan stated that on June 28th the state opens up so the Board needs to come up with a vaccine policy for employees and the membership using the amenities.  More conversation is needed as well as a legal opinion.  He thanked Dave Borsos for his generous endorsement for Chris Claude, Steve Kavanagh and himself for their candidacy for the board.  Whelan spoke and passed around a picture of a lake toy that he would like to have installed at our lakes.  It is a floating raft with a slide.  Whelan also wants to move forward with a kayak rental.  It is an amenity that will pay for itself as well as a service to the membership.  Finally he is recommending that we move forward with creating a dog park since there an interest on the unofficial face book page.

Public Comments

Kathy Leslie Whelan stated that Waste Management located off Route 115 in Blakeslee will dispose of your electronics equipment/computer equipment at no cost.  You must show that you are a resident of Monroe County.

          Twenty (20) new members were welcomed to the Community.

Bob Leon made the motion to adjourn.  It was seconded by Bill Baehr.  Meeting adjourned at 12:27  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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