By Kathy Leslie-Whelan

          The meeting was called to order at 9:34 AM. Six board members were present.  Bob Leon was absent.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. 

After the Pledge of Allegiance, Buz Whelan, President, called for a motion to approve June’s board meeting minutes.  A motion was made by Bill Baehr and seconded by Maria Tirado-Quinones.  It passed unanimously. 

Whelan started his President’s message by stating that this will be his last monthly message and wants to leave on a positive note.  He said that the Board and Management concerns for the membership were quality of life, property values and safety.   No one of those three things is more important than the other and there must be a balance among those things.  The work that is being done on our amenities is an example of what is happening in our community.  Recent work on our amenities include changing rooms at the outdoor pool, cladding at the two beach bathhouses, decking at the beach bathhouses, new outdoor furniture at the beaches, pool and lodge, the raft off Main Beach, the boat rental program and the upgrade of the cooling system at the Lodge.  In addition, Public Safety, led by Brian Goff is doing quite well and he appreciates their hard work.

Whelan turned the floor over to our Treasurer, Bill Baehr for his report.  Baehr stated that his report is based on numbers from June 1^st to June 30th.   Our income from dues for the month was $70,402.26.  Our collection rate was 73.33%.  Last year at this time our rate was 71.35% which shows us 1.98% ahead of last year; Bank and Rental income is $63,874.38 for the month; CEO revenues are $6,014.05 for the month; Community Center/Recreation revenue which includes access cards, boat/fishing permits, bar and grill income, private events, vending and event income was $40,559.22 for the month (Access card income was $17,699.36 with $7, 585.44 being credited to the bar and grill.)  Total income for the bar and grill was $19,508 for the month; miscellaneous income which includes newsletter advertising, resale certificates and misc income was $4,205 for the month.  June’s income totals were $186,908.29.  On the expense side Administration was $60,222.95; General and Professional services was $4,258.56; Public Safety was $29,313.84; Maintenance was $100,338.68;  Recreation was $22,181.80; Bar and Grill was 15,720.94; Community Center was $23,361.20; Insurance and Utilities  was  $12,191.81 for a total of $283,719.79.  Year to date totals are income at $815,755.51 and expenses at $550,292.13.  We are operating in the black.  Our cash assets are $989,843.92; Reserves are $617,843.34; Investments are $129,285.85.

A motion was made by Connie Simpson to accept the Treasurer’s report.  It was seconded by Maria Tirado-Quinones.  It passed unanimously.   

Whelan stated that there was some confusion over Enumerate, our new financial suite that replaced Frontsteps.  Whelan handed the floor over to Nicole Clemens to explain how automatic payments are made.  She stated that reoccurring charges balance payments can be done on automatically with a set amount.  The system allows for text and emails to be sent. You can do auto pay through your own personal bank.

Under Old Business

• Important annual meeting dates are Meet the Candidates on July 27^th at 11:00 AM,  August 2^nd is for all balances to be paid up to be a member in good standing, and August 17^th is the Annual meeting.  If you are mailing your vote by proxy it must be in the Auditor’s hands by August 15^th.
• Our 50^th Anniversary celebration will be on August 24^th.
• The amenities are being updated and the work is going well.  Corn hole is now at the outdoor pool.  New picnic tables are installed throughout our amenities and decking has been installed at the bath houses.  Amenity maps which include addresses are available at the Administration building. Bingo started last Sunday and the bar and kitchen will be open.  It begins at 4:00 PM every Sunday.  Wings will be served. A $5.00 donation will be collected which will be donated to charity. 

Under New Business:

• Road maintenance is always being done.  Our contract this year is in place and we are awaiting the Contractor’s availability.  The first road to be paved will be Ash followed by Red Oak.  Tar and chip roads are being evaluated to determine if they require repaving.  Penn Dot has priority on materials so we believe that work will commence in August.  An email blast will be going out to the membership when the road work will commence.  Maintenance continues to work on pot holes every week.  In addition the speed humps will be repainted and an additional 2 speed humps will be installed.

Committee Reports    

Maria Tirado-Quinones stated the Appeals Committee did not meet this month. 

Dave Borsos, spoke on behalf of Finance and Planning (F&P).   The committee met on July 19^th to go over the financials.  The events at the Lodge did well.  Latin Night bought in $2,269 and had 41 people attending.  Other events such as Trivia, karaoke and Movie night did well also.  As to rentals we currently have 309 short term rentals and 95 long term rentals.

Real Estate committee did not meet this month.

Rules and Regulations are on a hiatus and will reconvene in August.

Chris Claude reminded people of upcoming events

• July 27^th – Groovy Night 60s and 70’s Music
  • August 31^st – Back to the 80’s with the Who Knows Band and DJ Ken
  • September 28^th – I love the 90’s
  • No date but they are planning Club Night
  • Also in planning stages are Rail Rider and Penguins events
  • Wiffle ball tournament in September
  • Standing events are trivia, craft circle, Sip and Paint, karaoke and bingo

Claude is also looking for volunteers.

Whelan reminded everyone of this scheduled ticketed event.

• November 16^th – Down Home County Music with an off Broadway troupe 

Director’s Comments

Bill Baehr stated that he is happy to see the new Lodge menu has been expanded.  He was there last night and the food was delicious.  He is happy that there was a tremendous turn out for trivia and there are new faces.

Maria Tirado-Quinones thanked the staff for Latin night.  She said the food was incredible and there was a great turn out. 

Chris Claude thanked Maria Tirado-Quinones for spearheading Latin Night.

Connie Simpson asked if signs can be posted when there is spraying for lily pads.

Mike Camino stated that a lot of improvements are happening but nothing is perfect.  He is proud to live here.

Buz Whelan said that the board is taking care of the community and work will never be completed; it will always be ongoing.  There will always be wear and tear that you have to keep up with.  We want our amenities to have good curb appeal. 

Public Comments

                    A gentleman from the audience asked when Ash was going to be paved and was told that Ash is the first on the list.

Dave Borsos reminded everyone of the important election coming up.  He would like the members to be aware of who is running.

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

          A motion was made by Bill Baehr to adjourn.  It was seconded by Connie Simpson.  Meeting adjourned at 10:52 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.

By Kathy Leslie-Whelan

          The meeting was called to order at 9:30 AM. All board members were present.  Chris Claude was present via phone.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. 

After the Pledge of Allegiance, Buz Whelan, President, called for a motion to approve May’s board meeting minutes.  A motion was made by Mike Camino and seconded by Bob Leon.  It passed unanimously. 

Whelan started his President’s message by talking about the board’s decision in November of 2021 to purchase two trucks.    Our General Manager was notified of two trucks being available in November of 2021.  These trucks were hard to come by due to Covid and they are still hard to get today.  A decision had to be made that day or the trucks were being sold to another person that was interested.  The previous year the Association did not have enough viable vehicles to keep up with the heavy snow season and had to spend over $20K with Locust Ridge.  In addition, there was a short fall in our reserves since the Management Company that was in place did not put the required 20% of dues income in reserves.  This violated our by-laws and in order to correct their error the board was paying the money back into the reserve account.  The board made the decision via a phone vote to procure these two vehicles via a loan.  The board felt it was in the best interest of the Association, to be prepared for the next snow storm and not spend $20K with an outside contractor where there would be nothing to show for the expenditure and to not drain the reserve account.  The loan amount was within the dollar limits in our by-laws but the loan durations were not.  The board used logic and did what they felt was in the best interest of Emerald Lakes.  Whelan spoke of another instance where the by-laws were not followed.  For years our by-laws stated that the budget would be approved at the annual meeting.  Pennsylvania state law says a budget must be passed by the beginning of the fiscal year which is May 1^st.  This board has corrected that by-law provision.  Whelan stated that he and the board want to build the reserve account to over $1M. 

Whelan also addressed the conflicting issues that are posted on the Unofficial FaceBook page.  Some posts state that the board and management were about squeezing the membership with fines and in other conflicting posts people are complaining about other people getting away with things and that the Association was not enforcing our rules and regulations.  Home Owners Associations (HOAs) want the community with a certain character and curb appeal.  Rules are in place to protect to make sure that your neighbors take good care of their homes and yards. 

Whelan also stated that with the 4^th of July right around the corner, there will be people setting off fireworks.  Pennsylvania is a fireworks state but they are not allowed to be set off in the Community.  Unfortunately, not everyone follows the rules.  Our firework fines are substantial.  Whelan cautioned that if you have a pet that is sensitive to fireworks you need to shield these pets by putting them in an enclosed room, moving them to a place in a state that doesn’t allow fireworks or talking to your vet on what they can do to help you relieve the stress of these pets.  In addition, there are homes in the Emerald Lakes footprint that are not part of the Association so our Rules and Regulation cannot be enforced at these properties. 

Whelan turned the floor over to our Treasurer, Bill Baehr for his report.  Baehr stated that his report is based on numbers from May 1^st to May 31^st.   Our income from dues for the month was $345,971.  Our collection rate was 69.50%.  Last year at this time our rate was 66.78% which shows us 2.72% ahead of last year; Bank and Rental income is $246,878.19 for the month; CEO revenues are $6,298.28 for the month; Community Center/Recreation revenue which includes access cards, boat/fishing permits, bar and grill income, private events, vending and event income was $23,223.87 for the month; Miscellaneous income which includes newsletter advertising, resale certificates and misc income was $3,015 for the month.  May’s income totals were $626,847.22.  On the expense side which includes, Administration, General and Professional services, Public Safety, Maintenance, Recreation, Bar and Grill, Community Center, Insurance and Utilities  was $266,572.34 for the month.  Our cash assets are $978,430; Reserves are $612,329; Investments are $129,290.

A motion was made by Bob Leon to accept the Treasurer’s report.  It was seconded by Connie Simpson.  It passed unanimously.   

Under Old Business

• The mailing for the annual meeting will be going out 2 weeks from yesterday.  The notice must be in the members’ hands 30 days prior but not more than 45 days before the meeting which is scheduled for August 17^th.  Currently there are 9 individuals that are running for the board.  Since only a handful have submitted their bios, the deadline was extended till Monday, July 1^st.  Meet the Candidates will be held on July 27^th and Whelan requested that those mailing in their ballots may want to hold off with mailing in their ballots until after the candidates have an opportunity to hear their responses to certain questions. Your ballot is due to the Auditor’s office by August 15^th.
• Other important dates for events were:
  • June 29^th (Tonight) – Latin Night
  • July 12^th to 15^th – NASCAR Racing at the track (Please note traffic will not be allowed on Long Pond Rd after this event)
  • July 13^th – Karaoke
  • July 19^th – Trivia Night
  • July 27^th – Groovy Night 60s and 70s Music
  • August 24^th – 50^th Anniversary Event
  • November 16^th – Down Home County Music with an off Broadway troupe 
• Boat Rentals will start on Thursday, July 4^th, Friday, Saturday and Sunday for this week.  In addition the schedule will be changed to Friday, Saturday and Sunday for the rest of the summer.  Hourly rental rates will be offered for $20 per hour.  The rate of $30 for 2 hours will be continued.

Under New Business:

• A community Yard Sale will be scheduled for Labor Day weekend or the weekend following that weekend.  The membership will need permits from the townships that they live in.
• Proposed By-Law revisions:
  • Board Education and Continuing Education states that all Directors upon election or re-election must complete the Community Association Institute’s (CAI) Board Leadership Certificate within 60 days of taking office.  Directors are also required to complete a minimum of one (1) continuing education course through CAI each year they are on the board of directors.  Failure to do so will result in the vacating of their director position.  This by-law change was withdrawn and will be added to the Code of Conduct form that the Director’s are required to sign each year.
  • Connie Simpson put forward a by-law change that states that “Board members must actually be living in the community as a condition to being on the Board.  In good standing meaning paid up on HOA fees and be a live-in owner, meaning you can’t just be an owner/investor.  You must live in the community more than 50% of the time.”  This was not supported by the rest of the Board since it is illegal.
  • Connie Simpson put forward a by-law change on term limits which states a Director can only serve two terms and must take a year off or longer before they can serve again.  In addition, it stated that Board members could not sit on any volunteer committees.  This by-law had too many issues as well as items that were not thought out.  Whelan accepted a motion from Bob Leon and seconded by Maria Tirado-Quinones to remove from the table this issue for further discussion.
  • The next by-law recommendation was split into two different changes.  The first change would be for background checks on Board members.  Any board member that has been found guilty of any violent, financial or sexual crime would be ineligible from you from running for the board or serving.  A background check paid by the Association will be performed before an individual is eligible for services as a Director. The second by-law change would address a Director who has been removed from the Board for cause to be considered ineligible to serve as Director on future boards.
  • The final by-Law change was recommended by Dave Borsos.  That was to change the by-law which states that any loan taken approved by the Board be paid back within 5 years vs. the 2 years that is stipulated in the document.  This is more in line with loan terms that are available for large purchases. A motion was made by Bob Leon to approve this change and seconded by Bill Baehr.  Connie Simpson was the only dissenting vote. 

Committee Reports   

Maria Tirado-Quinones spoke on behalf of the Appeals Committee.  Three cases were heard.  One case was upheld, one case was denied and 1 waived.

Kathy Whelan, spoke on behalf of Finance and Planning (F&P).   The committee met on June 31^st.  She stated that events at the Lodge are doing well.  On June 14th^th for Movie night income was $509; May 25^th for the Soda Shop and Bar Hop, 29 people attended and income was $1,452.75, when there was no event on May 24th, income was $646.25.  On June 8th for karaoke, income was $861.75.  It seems wings and lemon salmon on the menu attracted people into the Lodge.  Bar and Grill income for the month was $9,758.37 for the month; nine homes sold in the month; Inventory for the bar was $5,095.87 and inventory for the grill was $$2,834.59; $103,265.89 was added to reserves: delinquent collections were $275,225.08 where in-house collection was $273,664.76 which represents 99.4% of all delinquent collections. Kudos went to Nicole Clemens and staff for aggressive collections.  Sunrise collections were $1,560.32; Short term rentals (STR) went from 327 to 304 and long term rentals (LTR) went from 87 to 93.  STRs are down by 23 and LTRs are up by 6. Finally F&P recommended that next year’s budget should include money for the replacement of an old heater and installation of a removed heater at the outdoor pool. If the septic perc test passes, money also needs to be included for a new septic system and bathrooms at the outdoor pool. The next scheduled meeting is July 19^th.

Real Estate committee did not meet this month.

Rules and Regulations are on a hiatus and will reconvene in August.

Director’s Comments

Bob Leon stated that there are 53 homes currently for sale in Emerald Lakes ranging from $130K (listed for 9 days) to $1,478,999 (listed for 16 days).  21 homes have come on line this month.

Bill Baehr stated that the bar and grill income was $9,785 while it was only budgeted to be $6,666.  He feels the bar and grill and events are great times to meet new friends.  He feels events are important to a HOA.

Maria Tirado-Quinones stated that mail-in ballots are due at the Accountants office by August 15^th.  She encouraged people to attend the open meeting in August at The Lodge.  She also made it known that the kick-off for Bingo is July 14^th at 4:00 PM in the Lodge.

Connie Simpson stated that the bacteria levels in the lakes needs 30 days of clean testing before it is safe to go into the water.  She was corrected by Nicole Clemens who stated that we passed the water testing on the second day and every day since the one time the beach where there is no water currently testing positive for an unacceptable amount of bacteria.  They are obliged to keep the post up regarding the bacteria until the waster tests clear for 30 consecutive days.  However, you will not be harmed if you swim, boat or fish.  Simpson also stated that one individual left a dog in their car while they were on Main beach and warned about the dangers.  Everyone jumped in to say you should have broken the window and called Animal Control and Regional.

Mike Camino stated that there is a current in Pine Tree but not at the beach.  He questioned the signage for the dog park, the bathroom saunas, the outdoor pool heaters and the pickle ball court. He was told that they will check on the signage, the saunas are opened, the outdoor pool had two heaters where one was removed by our management company and never replaced and the second one needs to be replaced so they will be included in next year’s budget and finally the pickle ball courts are open and are within court requirement layouts.  Camino ended with telling everyone to enjoy the summer and that there are no fireworks allowed in the community.  He stated that there are 12 different firework shows scheduled for the weekend.

Chris Claude asked that cars slow down since school is out and the kids are out playing.  He reminded the members of the following summer events

• Groovy Night 60’s and 70’s Night – July 27^th
• August 31^st Back to the 80’s
• September 28^th I Love the 90’s

In addition he reminded everyone that karaoke is on the second Saturday of the month and trivia on the third Friday of the month. The Recreation Club is looking to set up another movie night, trip to see the Rail Riders and possible corn hole and wiffle ball tournaments.               

Public Comments

          Joan Gregorio said it was nice to hear that we are bringing in income, but she would like to see the roadway grass cut.  She suggested we hire landscapers in the community to mow the grass. 

Linda Shuey stated that she wants to see the grass cut too.  Sometimes cars come too close and she has to step into the high grass.  She is concerned with flees and tics and Lyme disease.  She also wants the roads swept for the safety of the community.  Her other concerns were the overhang at the Lodge, the float for Main Beach and the salt shed. She was told that the front of the Lodge will be completed once the summer projects are done, the float will be installed by maintenance and there are plans to repair the salt shed.

          Earl Frank asked what were the month’s expenses for the Bar and Grill.  He was told $12K, however, the income for the Bar and Grill did not include the 30% of income from Access Cards.

          Kathy Leslie Whelan told Chris Claude that she found her peace flag and a number of peace necklaces for the 60’s and 70’s party.

Louise Leon stated that too many people are walking in the middle of the road and are not moving when a car approaches.  They are not moving for traffic.  She ended with saying that she loves the Board and Management. 

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

          A motion was made by Mike Camino to adjourn.  It was seconded by Bill Baehr.  Meeting adjourned at 11:30 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.