By Kathy Leslie-Whelan

          The meeting was called to order at 9:34 AM. All board members were present with the exception of Bill Baehr who had a stomach virus.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present.  After the Pledge of Allegiance, Chris Claude, President, announced that he was going off the agenda and handed the floor over to Diane Shedlock.  Diane let the audience know that her mother, Phyllis who has been living in Emerald Lakes for 31 years, has had a bad fall and is in rehab.  Currently she is not doing well. Many of us know Phyllis and we wish her well.  Claude went back to the agenda and called for a motion to approve November’s board meeting minutes.  A motion was made by Connie Simpson and seconded by Bob Leon.  It passed unanimously.

Claude started his President’s message, wishing everyone a Happy New Year, Happy 2025.  He hoped everyone had good holidays and were able to spend time with family.  Claude stated that maintenance has been out with the plows when the weather is bad.  Maintenance goes by a 3 inch rule and start plowing at that time.  They also plow when there is slush on the roads to avoid hazardous ice conditions.  He reminded the membership to have good tires on their vehicles as well as a go-bag with emergency supplies.  He also reminded people that there is no parking on the streets at any time but especially when there is a snow event.  Any vehicle parked on the road is subject to be towed at the owner’s expense. Claude also stated the Board of Directors and the Real Estate Committee is reviewing a violent event that happened at a Short Term Rental (STR) property.  Not all the facts are in since the event is still under police investigation.  A process improvement plan will be developed.

Claude turned the floor over to the Treasurer, Michael Camino for his report.  Camino stated that his numbers are from December 1^st to December 31st.   Under income our monthly due’s income is $30,613.95; dues interest fees $12,973.75; dues late fees $6,973.75.  Rental Revenue $21,936.62; access cards $6,610; Bar and Grill totals are $9,423.92; Income totals are $133,351.47 with a positive variance of $20,343.77 for the month.  On the expense side General and Professional Services are $4,727.72; Maintenance payroll $34,123; Amenity Equipment $269.17; Recreation Total $10,650.88; Utilities and Communication are $10,934.30; Total expenses are $232,874.68.  Bar Inventory $4,125.73; Grill inventory $3,311.73; Cash Assets $371,256.74; Reserve Fund $800,395.99; Investment Account $129,326.16. Claude accepted a motion to accept the Treasurer’s report from Connie Simpson.  It was seconded by Bob Leon.  It passed unanimously.

Under Old Business

• Darryl Gamble stated that the sauna hours will be extended and will be opened when the pool is open.  They are also going to try water aerobics on Saturdays for people that cannot attend during the week.
• Gamble gave a shout out to maintenance for working in the cold weather.  They are having problems with roads that get little sun and light traffic.  Refreezing is when there are problems. 
• Gamble reminded the members that February 1^st the last quarterly payment is due.  If any member is having a problem with their dues, call the office to come up with a solution.  He also requested that everyone’s file be updated.
• Gamble stated that the tragic event that happened in the community is not just happening here.  These events happen statewide and in other States.  They are reassessing our rental policies and procedures to ensure that every precaution has been taken to prevent future events.
• The Lodge has done well and there are increased activities and specials on the menu.
• Gamble gave a shout out to Brian Goff our Chief security officer for handing all the zoning compliance work.  He is getting the job done and is great at record keeping and working with Rules and Regulations.
• The upcoming preliminary budget is being prepared.  Under the current budget a lot has been accomplished.  The Lodge is completed with the exception of the exterior painting which will be done in the spring.  Mini splits will be in the men’s and ladies’ bathrooms since complaints came in about being too cold.  New baseboard heating was installed as backup heating.  In addition, an air conditioner system was left on the roof as a back-up. The outdoor pool will be drained, sandblasted, painted and tiles repaired.  Two new heaters will be installed
• Boat registration will be required on an annual basis and stickers will be required on your watercraft.  Any person in a rental who brings their own boat must also register their craft.  There will be no charge for the stickers.
• Walk In Wednesdays will be the third Wednesday of the month.  You must register for a time slot by close of business on Monday.  In addition, there will be a Digital Tech Thursday which will be on the third Thursday of the month.  You must register for a time slot by close of business on Tuesday.

Under New Business:

• STR Actions due to the violent incident at a rental property are underway to look at how we do things and what can be changed.  The Real Estate committee will work with the General Manager.  All incidents will be reported to the Townships and possible banning and suspension of Permits are on the table.  If an incident happens, the owner or property manager needs to meet with the General Manager and develop an action plan before that STR can be rented again.  Maria Tirado-Quinones has prepared a brochure which is a STR complaint guide for residents. It identifies steps to take with the General Manager and steps the office will take.  In addition, our staff will start looking at social media for notices that announce events, festivals or parties in the area that may affect Emerald Lakes… The landlords are also being requested to post the quiet hours in Emerald Lakes.  Landlords are being encouraged to install cameras and noise awareness monitors.    Under discussion is a three strike rule which will be three violations in a one year period.  Those violations can cause a six month suspension of your STR permit.
• Ice lake activities are not prohibited but not encouraged.  You will be doing any activities at your own risk.  Ice fishing is only allowed on Deer Lake.

Committee Reports    

Buz Whelan spoke on behalf of Finance and Planning (F&P).  He complimented the treasurer on his good report.  In order not to repeat the numbers given by the treasurer, his numbers are on a Year to Date (YTD) basis. Dues collections in our operating budget are $1,296,609 YTD.  This figure represents 75% of collected dues.  The other 25% is in reserves which brings the total to $1,530,684. Our delinquent collection is $1,189,842.30.  98% of this figure was collected in-house. Kudos to Nicole Clemens for all her efforts.   Revenue at the bar and grill was $134,142 YTD.  Inventory is included in revenue since inventory has value.  Expenses were $116,788 which shows a positive amount of $17,363.  These funds can be used to keep a “fresh coat of paint” at the amenities.  There are currently 315 STRs and 107 LTRs. Revenue from rentals are $670K.  These revenues offset the additional wear and tear on our amenities.  Reserves are $800,395.88.  The compliance rate for dues collection is 75.33%.  Six years ago our compliance rate was 49% so we are doing well.  Whelan further stated that it is the time of year to start on our budget.  F&P has scheduled additional meeting in March so that a preliminary budget can be presented to the Board for their March workshop.  The Board needs to pass the preliminary budget at the March meeting so the members have 30 days for review and comment.  The final budget must be approved at the April Board meeting so that our budget is in pace on May 1^st.  Whelan thanked the Board for moving their workshop date to accommodate this schedule.

Connie Simpson spoke on behalf of Rules and Regulations (R&R).  The committee has two resolutions for the Board to consider.  One for  “Unsightly Property” and one for “Nuisance Property” which is identified as a property used as a dumping ground for rotting garbage or broken down or deteriorating equipment. This recommendation along with fine recommendations of $75 was submitted but was sent back to the committee for rewriting.

Maria Tirado-Quinones stated that the Appeals Committee heard 4 cases in November.  One case was waived. One had the fine reduced and two were upheld.

Zack spoke on behalf of the Real Estate committee.  He stated that they would like more landlords involved in the discussions and they are always looking for feedback.  They are also looking for more information on the tragic event that happened at Emerald Lakes. Some of their talking points included noise monitoring equipment and cameras. 

Director’s Comments

Connie Simpson stated that there is a small pond by the main mail boxes that is good for ice skating. 

Dave Borsos mentioned that the Emerald Ladies are still collecting plastic for a free trek bench for the Association.  The collection sites are at the Lodge, the Compactor and the mail house at the Estates. He also stated that our maintenance crew doesn’t want to plow your drive way in.  If you plow the snow to the left of your driveway, it will prevent a snow obstruction.

Maria Tirado-Quinones stated that Management and Shannon did a great job on the holiday decorations. Also, she wants the attorney consulted that if a guest is convicted of a crime he could be not allowed in Emerald Lakes.

Mike Camino stated that karaoke was doing well.  Music to his ears is hearing the snow plow go by on Clover Rd where he lives.  He feels that our team doesn’t get enough credit with plowing since one of our trucks is unmarked. He also reiterated that cameras and noise monitors on STRs is a good thing… He encouraged STR owners to hire good property managers, cleaners and handymen.

Bob Leon said he was driving through the community and observed three individuals walking in the community dressed in black.  He recommended that they dress in lighter colors or reflective materials so that they wouldn’t get killed.  Chris Claude added that they should also be carrying flashlights.

Chris Claude stated that a resolution preview for their next meeting is for people who are constantly violating our rules.  After the first two violations the household will have a 30 day amenity ban after the third violation.  They may also be banned from driving on ELA property.  

          Claude also reminded the members of the following events:

• Upcoming Events:
  • January 17^th was Trivia Night
  • January 22nd – Blood Drive
  • January 25th – Caribbean Night
  • January 26th – Bingo
  • February 8th – Paint Night (Mugs)
  • February 8^th – Karaoke
  • February 14^th –Valentine Day Dinner
  • February 15^th – First Aid Training for Teens
  • February 15th – Dungeons and Dragons
  • February 22^nd – Open Board Meeting

Standing events are trivia which is the third Friday of the month, craft circle which is the first and third Wednesday of the month, karaoke which is the second Saturday of the month and bingo which is every Sunday between 4:00 PM and 6:30PM.

Public Comments

New rules were announced for public comments.  The individual commenting must give name and lot number or address and has 2 minutes to talk.  The Board may reply at that time or reply later.  In addition, you cannot bring up another topic.  A countdown clock was displayed on the 86” television and had a loud buzzer when your time was up.

          Susan Gray of Island Drive questioned why nothing was sent out on the tragic event.  She was told an email blast was sent out.

Vickie Mebus of Iroquois Trail stated that STRs need to better screen rentals.  She wanted to know how the Association was complying with township rules.  She questioned if speeding and safety applied to guests.  She was told that we don’t get involved with enforcing township rules but we do require them to follow our rules.  When a guest gets a fine, it is the homeowner who gets the fine.  The homeowner can lose their amenity privileges and a suspension of their rental permit.

Zack of Clover Rd asked the Management and Board to look into speed detection on stop signs.  There is software enforcement media available.

Alicia Cortez of Ash Drive asked what the timeline was for STR restrictions.  She was told that steps for reckless driving and banning offenders from driving on Emerald Lake roads were already okayed by our attorney.

Christine Coleman from Clover Rd asked about comments on FaceBook where people were looking for inexpensive lighting for homes.  She stated that two homes by her were completely lit up and were an eye sore.  She was told she could file a complaint.

          Buz Whelan of Beaver Dam Rd stated “You’ve chosen to live in the mountains.  This is not Bayonne or Park Slope.  Don’t complain about deer and bears being in your backyard.   Your house was built in their yard.  And it’s cold in the mountains and we get snow in the winter.  Be prepared.  We can get paralyzing storms of 12 inches or more.  You will be snowed in.  Prepare for that.”

          Diane Shedlock of Mountain Top Rd said that many people at the main entrance run stop signs.  Also, fireworks were set off at Main Beach that lit up the inside of her home.

Al Benticore of Cricket Lane stated that crime has gone up with AirBNBs People are driving slowly through the neighborhoods and taking notes on activities in the neighborhood.  In the end we all will suffer.  He can see the face of hunters through his windows. He doesn’t want our neighborhood to turn into Pocono Country Place.  Also, he had someone in his home with a flashlight on his wife while she slept.           This gentleman lives on the border of State Land and hunting is allowed.  However, he was told by Claude that he can defend his property by the Castle Doctrine.

Zach from Clover Rd stated that according to a meeting with Pocono Regional Police there were 58 violent incidents over the last year and only about 2% came from STRs.

Adrienne Carver of Lenape Trail complimented the brochure that was created by Maria Tirado-Quinones and thanked the Board for taking action.

          Nineteen (19) new members were welcomed to the Community.

          A motion was made by Connie Simpson to adjourn.  It was seconded by Bob Leon.  Meeting adjourned at 11:20 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.