by Kathy Leslie-Whelan

The meeting was called to order at 11:01 AM.  After the Pledge of Allegiance, Bill Baehr Secretary informed Buz Whelan, President that we had a quorum.  Whelan then named Baehr, Judge of Elections. Six board members were present as confirmed by the roll call of the board conducted by Bill Baehr.  Chris Claude was absent.  Buz Whelan, President, introduced General Manager Darryl Gamble, Assistant General Manager Nicole Clemens, Nick Haros from the law firm of Young and Haros, and Ed Anderson from the accounting firm of William Owens and Co.  Whelan announced that the meeting was being live streamed, archived  and will be in accordance with Robert Rules of Order except where our by-laws govern.  He said that during member’s comments, members are allowed to speak on one subject for two minutes.

 Whelan started his Opening Comments by stating that his president’s message and the general manager’s message were included in the special edition of the Emerald Lakes Newsletter.  He stated that all their accomplishments were identified in the newsletter.  He wanted to recognize the community as a whole.  The enthusiasm of the volunteers who want to improve this community has been striking.  Whelan talked about the Emerald Ladies who are currently Trapping, Neutering and Returning (TNR) feral cats in our community.  They have done multiple cats weekly.  The Emerald Ladies are also hosting a workshop on Well and Septic System maintenance on October 14^th at the Lodge.  Whelan also recognized the volunteers who have worked at the Butterfly Garden and mentioned the beautiful wings that were created by Cathy Borsos.  Some of the same team members at the garden also worked on the beautiful enhancement to the main entrance at the community.  Whelan thanked the fishing club for hosting the Fishing Rodeo for the kids and helping with the fishing regulations on our lakes.  He singled out Eric Bergstrom and Freddy Roman for patrolling the lakes assuring those fishing had the proper licenses and registrations. The Recreation Club has been doing an awesome job and just recently had movie night at the pool while showing the movie “Jaws”.  Individuals recognized were Bill Baehr for running trivia once a month and for Juan and Evelyn Cortes for hosting karaoke once a month.  Finally he recognized the committees that met once a month or every other month and provided valuable feedback to the board.  They were Finance and Planning Committee (F&P), Real Estate Committee and Rules and Regulations.  Whelan ended his message with announcing a Drag Show that will be at the lodge on November 11^th.  They are an off Broadway troupe that has performed here in the past. 

Whelan turned the floor over to Bill Baehr to announce the Volunteer of the Year Award.  Baehr stated that a volunteer was a person who freely offers to take part in an enterprise or undertake a task.  He was proud to name Ange Noonan as the recipient of the award.  Ange has served four years on the board and worked hard.  With the Emerald Ladies she has started the Free Libraries and has an enormous compassion for animals.  She started the TNR program in the community and has opened her home to senior pets.  When Bill was sick with Covid, Ange always checked up on him and bought him food.  Ange’s nomination was with full consensus from the board.  Baehr handed the floor back to Whelan where he announced the Lifetime Achievement award being awarded to Earl Frank.  Earl has served on the board for many years as Treasurer and then as Chair of the Finance and Planning Committee.  He has a strong financial background and was able to keep the Association on the right track.  Congratulations to Ange and Frank.  Your awards were well deserved. 

At this point in time, Baehr who was Judge of Election called for anyone that was running from the floor to come forward.  No one came forward.

Guest speaker, Nick Haros from the firm of Young and Haros stated that he has been representing the Association for the last 6 to 7 years.  His firm specializes in representing Home Owners Associations (HOA).  Emerald Lakes has had a quiet year this year where there were no conflicts.  He commended our management team and board. 

Ed Anderson from Owens and Company explained the two financial resolutions. Anderson stated that resolution #1 allows the accountant to fill our tax returns in a way that is most beneficial to the Association.  It could save us tens of thousands of dollars.  Resolution #2 gives the board authorization to the apportionment of the annual assessments.  This helps with the building and maintenance of roads.

The polls were opened for the financial resolution ballots. After voting, Ed Anderson spoke on the Annual Audit. He stated that in his financial opinion our audit report for the fiscal year ending April 30, 2023 contains no material errors.   Cash in operation is $910K; Reserves $943K; Income statement $3.4M in dues revenue; $628K in road work.

Dave Borsos gave the Treasurer’s report.  He stated that overall our financial situation is good.  The budget is stable and our income is higher than our spending.  Maintenance is not being delayed.  Seven years ago we had a 49% collection rate, while today that rate is close to 75%.  There are plans being developed for the Clover Bridge repairs and a new Administration office, as well as rebuilding the bathhouse at the outdoor pool.  That bathhouse has to be relocated due to codes being changed.  Finally, Borsos talked about vandalism in our community.  The renovated bathrooms at the beaches on the swimming lakes were trashed as well as some games in the game room at the Lodge.  The skee ball and shuffle board equipment was damaged beyond repair.

Candidate speeches followed next.  The floor was turned over to Bill Baehr who introduced the candidate.

The first candidate, Dave Borsos stated that we currently have a great team of board members and he wants to run again.  He was involved with the installation of the butterfly garden, assisted in the fishing rodeo, donated toys for the fishing rodeo, help beautify the front entrance.  His strengths include communication.  He just retired as a psychologist.  He doesn’t take things personally and he asked for your vote.

Jason Bradley stated that he wanted to help close the gap between the residents and the board.

Michael Camino stated that transparency, communication, financial/budget and amenities are important to him.  He thinks we can do better with communication and with keeping within budget.  He wants what is best for the community and wants to spend funds wisely.  He is willing to listen to new ideas.  He feels he is a positive influence, but feels we can do better.  He feels he has the mark of a good leader and he can look at the big picture.  He wants to get rid of the us vs. them approach.  We are all family.

Bob Leon stated that he started Emerald Lakes in the Poconos FaceBook page.  He is asking for your vote.

Maria Tirado-Quinones stated that she bought her property in 2016 and during that time she came up on weekends and lived here full time for a year and a half during Covid.  She plans on retiring here.  She has served as chair of the Real Estate Committee and works with the Recreation Club.  She works in Lower Manhattan and is the head of Human Resources.  She wants to move forward with what is already working.  She has some learning to do but she wants this to be a luxury community.  She wants to make our community better. Property values are important to her and she respects everyone’s rights.  She wants to be the voice of the people, she is smart, and she has a big mouth.

Polls opened for Director ballots.

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

Zack is new to the area.  He purchased an STR property in 2023.  He stated that there are around 2,000 homes in ELA and there were less than 300 votes cast.  That is less than 20% participation.  He was concerned that he couldn’t ask the candidates questions.  He wanted to know what the candidates wanted to put into place if they were elected. 

Christa stated that the live streamed meetings were not helpful since they couldn’t hear what Darryl Gamble was saying.  She was told that they added microphones so that everyone could be heard.

Rachael stated that questions for the candidates are asked at Meet the Candidates.

Jay stated that he has been coming to the annual meeting for 10 to 12 years and the meetings today are so different.  There was lots of animosity back then.  Today the Lodge is beautiful, all roads are paved, the board has done tremendous work and the General Manager and staff has improved. His emails are responded to.  He stated that the atmosphere is different and that is a tribute to the board and staff.

Alba Rodriguez of Red Oak Court asked how you are going to get people to show up.

Debra Rowe stated that we should do a census to see what people want.  We also should have seminars with the police and fire department.

Ernie Biondolillo stated that he has been here since 1987.  There is a house on Minsi Trail that has numerous cars in the driveway that are worked on.

Brittany Bradley asked why we are asking the board to do things that we should be doing.  We are a community.  We need to bring friends out for events.

Zack spoke again and wanted to know how the candidates stood on STRs. He also agrees that a census should be done.  He was concerned with the special assessment for the Clover Bridge and Administration building.

Lot 101 in the Estates said that she had 5 incidents of trespassers from STR.  She would prefer to pay higher dues than to give up her quality of life.

Rachael asked if there was grant money for the bridge.  She was told we don’t qualify for it.

Voting Results

Maria Tirado-Quinones – 137 votes (elected for a three year term)

Bob Leon – 119 votes (elected for a three year term)

Mike Camino – 111 votes (elected for a one year term)

Dave Borsos – 107 votes

Jason Bradley – 62 votes

Financial Resolution # 1 (Passed)

Distribution of Surplus Operating Funds

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

166 Yes

18 No

Financial Resolution # 2 (Passed)

Apportionment of Annual Assessment

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

168 Yes

16 No

Mike Camino made a motion to adjourn.  It was seconded by Bob Leon Meeting adjourned at 12:51 PM.

Officers are as follows:

Buz Whelan – President

Chris Claude – Vice President

Bill Baehr – Treasurer

Maria Tirado-Quinones – Secretary

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 Annual Meeting, August 26, 2023

by Kathy Leslie-Whelan

The meeting was called to order at 11:01 AM.  After the Pledge of Allegiance, Bill Baehr Secretary informed Buz Whelan, President that we had a quorum.  Whelan then named Baehr, Judge of Elections. Six board members were present as confirmed by the roll call of the board conducted by Bill Baehr.  Chris Claude was absent.  Buz Whelan, President, introduced General Manager Darryl Gamble, Assistant General Manager Nicole Clemens, Nick Haros from the law firm of Young and Haros, and Ed Anderson from the accounting firm of William Owens and Co.  Whelan announced that the meeting was being live streamed, archived  and will be in accordance with Robert Rules of Order except where our by-laws govern.  He said that during member’s comments, members are allowed to speak on one subject for two minutes.

 Whelan started his Opening Comments by stating that his president’s message and the general manager’s message were included in the special edition of the Emerald Lakes Newsletter.  He stated that all their accomplishments were identified in the newsletter.  He wanted to recognize the community as a whole.  The enthusiasm of the volunteers who want to improve this community has been striking.  Whelan talked about the Emerald Ladies who are currently Trapping, Neutering and Returning (TNR) feral cats in our community.  They have done multiple cats weekly.  The Emerald Ladies are also hosting a workshop on Well and Septic System maintenance on October 14^th at the Lodge.  Whelan also recognized the volunteers who have worked at the Butterfly Garden and mentioned the beautiful wings that were created by Cathy Borsos.  Some of the same team members at the garden also worked on the beautiful enhancement to the main entrance at the community.  Whelan thanked the fishing club for hosting the Fishing Rodeo for the kids and helping with the fishing regulations on our lakes.  He singled out Eric Bergstrom and Freddy Roman for patrolling the lakes assuring those fishing had the proper licenses and registrations. The Recreation Club has been doing an awesome job and just recently had movie night at the pool while showing the movie “Jaws”.  Individuals recognized were Bill Baehr for running trivia once a month and for Juan and Evelyn Cortes for hosting karaoke once a month.  Finally he recognized the committees that met once a month or every other month and provided valuable feedback to the board.  They were Finance and Planning Committee (F&P), Real Estate Committee and Rules and Regulations.  Whelan ended his message with announcing a Drag Show that will be at the lodge on November 11^th.  They are an off Broadway troupe that has performed here in the past. 

Whelan turned the floor over to Bill Baehr to announce the Volunteer of the Year Award.  Baehr stated that a volunteer was a person who freely offers to take part in an enterprise or undertake a task.  He was proud to name Ange Noonan as the recipient of the award.  Ange has served four years on the board and worked hard.  With the Emerald Ladies she has started the Free Libraries and has an enormous compassion for animals.  She started the TNR program in the community and has opened her home to senior pets.  When Bill was sick with Covid, Ange always checked up on him and bought him food.  Ange’s nomination was with full consensus from the board.  Baehr handed the floor back to Whelan where he announced the Lifetime Achievement award being awarded to Earl Frank.  Earl has served on the board for many years as Treasurer and then as Chair of the Finance and Planning Committee.  He has a strong financial background and was able to keep the Association on the right track.  Congratulations to Ange and Frank.  Your awards were well deserved. 

At this point in time, Baehr who was Judge of Election called for anyone that was running from the floor to come forward.  No one came forward.

Guest speaker, Nick Haros from the firm of Young and Haros stated that he has been representing the Association for the last 6 to 7 years.  His firm specializes in representing Home Owners Associations (HOA).  Emerald Lakes has had a quiet year this year where there were no conflicts.  He commended our management team and board. 

Ed Anderson from Owens and Company explained the two financial resolutions. Anderson stated that resolution #1 allows the accountant to fill our tax returns in a way that is most beneficial to the Association.  It could save us tens of thousands of dollars.  Resolution #2 gives the board authorization to the apportionment of the annual assessments.  This helps with the building and maintenance of roads.

The polls were opened for the financial resolution ballots. After voting, Ed Anderson spoke on the Annual Audit. He stated that in his financial opinion our audit report for the fiscal year ending April 30, 2023 contains no material errors.   Cash in operation is $910K; Reserves $943K; Income statement $3.4M in dues revenue; $628K in road work.

Dave Borsos gave the Treasurer’s report.  He stated that overall our financial situation is good.  The budget is stable and our income is higher than our spending.  Maintenance is not being delayed.  Seven years ago we had a 49% collection rate, while today that rate is close to 75%.  There are plans being developed for the Clover Bridge repairs and a new Administration office, as well as rebuilding the bathhouse at the outdoor pool.  That bathhouse has to be relocated due to codes being changed.  Finally, Borsos talked about vandalism in our community.  The renovated bathrooms at the beaches on the swimming lakes were trashed as well as some games in the game room at the Lodge.  The skee ball and shuffle board equipment was damaged beyond repair.

Candidate speeches followed next.  The floor was turned over to Bill Baehr who introduced the candidate.

The first candidate, Dave Borsos stated that we currently have a great team of board members and he wants to run again.  He was involved with the installation of the butterfly garden, assisted in the fishing rodeo, donated toys for the fishing rodeo, help beautify the front entrance.  His strengths include communication.  He just retired as a psychologist.  He doesn’t take things personally and he asked for your vote.

Jason Bradley stated that he wanted to help close the gap between the residents and the board.

Michael Camino stated that transparency, communication, financial/budget and amenities are important to him.  He thinks we can do better with communication and with keeping within budget.  He wants what is best for the community and wants to spend funds wisely.  He is willing to listen to new ideas.  He feels he is a positive influence, but feels we can do better.  He feels he has the mark of a good leader and he can look at the big picture.  He wants to get rid of the us vs. them approach.  We are all family.

Bob Leon stated that he started Emerald Lakes in the Poconos FaceBook page.  He is asking for your vote.

Maria Tirado-Quinones stated that she bought her property in 2016 and during that time she came up on weekends and lived here full time for a year and a half during Covid.  She plans on retiring here.  She has served as chair of the Real Estate Committee and works with the Recreation Club.  She works in Lower Manhattan and is the head of Human Resources.  She wants to move forward with what is already working.  She has some learning to do but she wants this to be a luxury community.  She wants to make our community better. Property values are important to her and she respects everyone’s rights.  She wants to be the voice of the people, she is smart, and she has a big mouth.

Polls opened for Director ballots.

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

Zack is new to the area.  He purchased an STR property in 2023.  He stated that there are around 2,000 homes in ELA and there were less than 300 votes cast.  That is less than 20% participation.  He was concerned that he couldn’t ask the candidates questions.  He wanted to know what the candidates wanted to put into place if they were elected. 

Christa stated that the live streamed meetings were not helpful since they couldn’t hear what Darryl Gamble was saying.  She was told that they added microphones so that everyone could be heard.

Rachael stated that questions for the candidates are asked at Meet the Candidates.

Jay stated that he has been coming to the annual meeting for 10 to 12 years and the meetings today are so different.  There was lots of animosity back then.  Today the Lodge is beautiful, all roads are paved, the board has done tremendous work and the General Manager and staff has improved. His emails are responded to.  He stated that the atmosphere is different and that is a tribute to the board and staff.

Alba Rodriguez of Red Oak Court asked how you are going to get people to show up.

Debra Rowe stated that we should do a census to see what people want.  We also should have seminars with the police and fire department.

Ernie Biondolillo stated that he has been here since 1987.  There is a house on Minsi Trail that has numerous cars in the driveway that are worked on.

Brittany Bradley asked why we are asking the board to do things that we should be doing.  We are a community.  We need to bring friends out for events.

Zack spoke again and wanted to know how the candidates stood on STRs. He also agrees that a census should be done.  He was concerned with the special assessment for the Clover Bridge and Administration building.

Lot 101 in the Estates said that she had 5 incidents of trespassers from STR.  She would prefer to pay higher dues than to give up her quality of life.

Rachael asked if there was grant money for the bridge.  She was told we don’t qualify for it.

Voting Results

Maria Tirado-Quinones – 137 votes (elected for a three year term)

Bob Leon – 119 votes (elected for a three year term)

Mike Camino – 111 votes (elected for a one year term)

Dave Borsos – 107 votes

Jason Bradley – 62 votes

Financial Resolution # 1 (Passed)

Distribution of Surplus Operating Funds

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

166 Yes

18 No

Financial Resolution # 2 (Passed)

Apportionment of Annual Assessment

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

168 Yes

16 No

Mike Camino made a motion to adjourn.  It was seconded by Bob Leon Meeting adjourned at 12:51 PM.

Officers are as follows:

Buz Whelan – President

Chris Claude – Vice President

Bill Baehr – Treasurer

Maria Tirado-Quinones – Secretary

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.