By Kathy Leslie-Whelan

The meeting was called to order at 9:34 AM. All board members were present.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present.  After the Pledge of Allegiance, Chris Claude, President, called for a motion to approve January’s board meeting minutes.  A motion was made by Bill Baehr and seconded by Bob Leon.  It passed unanimously. 

Claude started his President’s message, wishing everyone a Happy Spring.  He stated that March was very unseasonable and that the days are getting warmer.  It is a good time to start spring clean-ups.   He further stated that on March 17^th Emerald Lakes was classified as a Civic Organization in the township of Tobyhanna.  We already had this designation in the township of Tunkhannock.  This was done in order for us to renew our Bingo license.   He corrected a misinterpretation on social media where an anonymous person posted that we were no longer able to collect dues.  That is not the case.  We were incorporated over 50 years ago as an Association and that stands.  You can have more than one designation.  This was verified by our attorney. Claude stated that the board is voting on the preliminary budget today and it will be available for a 30 day membership review period.  Any comments must be addressed to the board in writing.  The document is available through Engage or you can pick up a hard copy at the Administration building.  Claude requested that this document be kept confidential within the Association.  Claude announced that there will be a bulk trash day on May 17^th between 8:30 AM and 4:00 PM at the compactor.  Cash only will be accepted.  Pricing shall be $15 per car; $20 per minivan; $25 per utility truck; $35 per trailer; $60 per trucks over 6 ft; $130 per tandem axle truck; $175 per box truck; $250 for dump truck.

Claude turned the floor over to the Treasurer, Michael Camino for his report.  Camino stated that he will report on January and February’s numbers.  The board did not meet in February. Numbers from January 1st to January 31^st are as follows: Under income our monthly due’s income $14,647.90; dues interest fees $5,416.55; dues and fees total $35,187.45; Public Safety revenue $250.00; Bank revenue $818.78; Rental revenue $22,870.02; Code Enforcement revenue $10,296.98; Bar and Grill revenue $10,590.41; Income totals are $88,617.97.  

On the expense side:  Computer expenses $1,280.20; Public Safety expenses $32,700.94; Amenity repairs $1,254.23; Amenity equipment $ 740.67; Refuse Garbage collections $17,214.26; Maintenance Total $130,304.92; Recreation totals $21,312.18; Utilities and Communications $19,977.81; Total expenses $333,994.  Bar inventory $4,612.00; Grill inventory $3,284.49; Cash Assets $371,256.74; Investment Account $129,330.55. 

Numbers from February 1st to February 28th are as follows: Under income our monthly due’s income $336,437.25; dues late fees $8,200.00; Public Safety revenue $1,617.40; Rental revenue $133,250.03; Code Enforcement revenue $14,134.24; Access Card $8,530.00; Bar and Grill revenue $5,601.66; Community Center $15,195.89; Income totals are $577,945.33.  

On the expense side:  Computer expenses $2,666.83; General and Professional $4,278.83; Amenity repairs $422.93; Refuse Garbage collections $22,521.81; Recreation totals $10,370.11; Utilities and Communications $20,537.23; Total expenses $265,558.20.  Bar inventory $3,720.85; Grill inventory $3,889.61; Cash Assets $371,256.74; Investment Account $129,334.0.51. 

Claude accepted a motion to accept the Treasurer’s report from Connie Simpson.  It was seconded by Maria Tirado-Quinones.  It passed unanimously.

Under Old Business

• Darryl Gamble asked that the membership be patient with pot-hole repair.  The worse areas and corners will be done first.  He is working with our contractor to get early repairs done.  Some culvert pipes will also be repaired.
• New boat racks were built and older ones were repaired.  The racks will be available on April 1^st for rental for $30.00 a season. Space will be given out on a first come, first serve basis.  The boat owner will be responsible for securing their boats.  Boat stickers must be displayed or lanyards wore by the occupant.  There will be no charge for the sticker or lanyards. Boat patrol will be out this summer.  Fishing permits are required at $15.00 for the season.  No boats are allowing in the designated swimming areas.
• Boat rental on Pine Tree beach will be available on-line.  Rentals will begin on the holiday weekend; however, Thursday may be added.
• The outdoor pool will be refaced and repainted.  Two new heaters will be installed.  Vending machines will be added to the snack shack at the pool but the members can bring in their own food.  No glass containers or alcohol will be permitted.
• The tennis/pickle ball courts and basketball courts will be opened in the morning by maintenance and closed at dark by Public Safety.  Members should have their Emerald Lakes ID to uses these courts.  Public Safety and attendants will be making random checks.  
• A new play set will be installed at Main Beach.  New sand will be installed at Main Beach and Pine Tree Beach.  New grills will also be installed.
• A bocce ball court will be put in place at the Lodge. The exterior will be painted a slate blue color.  A smoking room was built at the Lodge so that the members will not have to walk through smoke at the entrance. The decks will be stained and railings installed.  The indoor pool will be resurfaced; however, the time frame is unknown at this time.

Under New Business:

• Claude thanked Nicole Clemens, Darryl Gamble and Tom Mugan for their efforts on preparing the 2025/2026 preliminary budget.  He also thanked the Finance and Planning Committee for their review.  A resolution was read to approve the preliminary budget.  A motion was made by Bill Baehr and seconded by Mike Camino to approve the budget.  It passed unanimously.

Committee Reports

Maria Tirado-Quinones stated that the Appeals Committee did not meet this month.  The next scheduled meeting will be on April 26^th.

Louise Leon spoke on behalf of Rules and Regulations.  She stated they met on January 8^th and welcomed two new members.  She stated that all motions must be presented to the board.  A change was made to the unsightly property fine for grass over 6 inches from $50 to $75.  The compliance permit for new construction will remain the same.  Above ground pools that are over 24 inches will require a permit for a $50 fee.  Cutting down dead trees will require photo evidence.  Any healthy tree to be removed must be presented to the board. 

Buz Whelan spoke on behalf of Finance and Planning (F&P). He echoed all that gave kudos to Nicole Clemens and Darryl Gamble and stated that he felt the preliminary budget was fully vetted.  He also said that he did not want to repeat the treasurer’s numbers so he would give the year to date (YTD) numbers.  YTD the dues and fees collected is $1.7M which puts us at a 76.01% collection rate.  Since we still have two months left in the fiscal year, we should hit our goal rate of 77%.  Currently there are 320 short term rental properties and 110 Long term rental properties.  YTD income is $816K.  We are over last year’s total income.  The board approved our recommendation of raising the percentage of revenue for access cards during the off season, that is credited to the Bar and Grill months from 30% to 50%.  YTD the income for the Bar and Grill is $155K while the expenses are $145K. We are $10K over which allows us to maintain amenities as well as other repairs. In 2014, the Bar and Grill was costing over $5K per month.  Delinquency collections are at 97.5% in-house thanks to Nicole Clemens and her staff. YTD out total income is $3M while our expenses are $2.8M.  We are on track to remain solvent.  On the planning side the committee is recommending to put aside money in next year’s budget to establish a fund to replace or bring up to code the Administration building. (Possibly $50K a year)

Bill Baehr had a budget meeting so was unable to attend the Real Estate committee meeting.  He will send out their minutes to the board once they become available.

Director’s Comments

Connie Simpson thanked Darryl Gamble and Brian Goff for settling a neighbor dispute.  She also announced that there will be a “Pick up the Poconos” spring cleaning event on April 26^th 

Bill Baehr added to the F&P report stating that the Bar and Grill is doing well in part due to the events that are happening in the Lodge.  Thanks to the Recreation Club and regularly scheduled events like trivia that are bringing in people.

Dave Borsos complimented the Rules and Regulations committee for all the work that they are doing.  He also mentioned that the Emerald Ladies have reached their goal of collecting 1,000 lbs of plastic and will receive a free trek bench for the Association.  Borsos also believes that Emerald Lakes is in the best shape in 20 years.  Finally, he recommended that people be cautious of what they read posted on-line.

Mike Camino stated that the membership should not be concerned about speaking out and that there was no reason to fear the board.  You can always email the board.  He also gave kudos to the  building of the smoke shack at the Lodge. Now his family doesn’t have to walk through a cloud of smoke.  Camino thanked the Administration staff, Finance and Planning and the board for going through the preliminary budget line by line.  Camino also witnessed a pick-up truck drop a bag of trash off their truck.  He stated that if you have an open trailer, the trash should be secured.  He also cautioned the membership to drive carefully since the warm weather brings out the kids.  Finally, Camino suggested that the link to the Zoom meeting be advertised on FaceBook. 

Bob Leon stated there are 21 homes for sale in the Community.  Eight homes are long term homes that were purchased before Covid.  The rest were either purchased during or after Covid.  One home is selling less than what the owner paid for it.  Homes have been on the market between 1 day and 376 days.

Maria Tirado-Quinones thanked Management and staff for their hard work on the budget.  In addition Finance and Planning was spotlighted in the newsletter for their contributions to the budget.  She asked for anyone who would like to submit an article for the newsletters please send it to her.

Chris Claude stated that live music at the Lodge will now be done on a monthly basis.  He thanked Shannon Berry for picking up the ball and running with it to schedule these events.  Themed activities will continue as well as movie night will restart soon.  The next movie will be at the indoor pool and will probably be Moana 2.  The recreation club is also planning a talent night.

Public Comments

Louise Leon thanks everyone profusely.  She stated that water aerobics is great and thanked Connie Simpson as liaison to Rules and Regulations.

Alicia Cortez of Ash Drive asked for clarification on the photo membership ID cards.  She was told that is not a certain age where you have to get them.  Kids are encouraged to get them.

Zack of Clover Rd stated that Tobyhanna Township lifted the cap on the number of short term rentals.  Short term rentals are contributing to the cost of real estate. In Emerald lakes these rental properties are contributing to the income and are well controlled.  

Buz Whelan of Beaver Dam Rd inquired about the two minute rule for public comments.  What is the problem that the 2 minute rule will solve? Claude stated that he didn’t want the meeting derailed.

Kathy Whelan of Beaver Dam Rd gave kudos to Nicole Clemens and Darryl Gamble for doing a wonderful job on the budget.  Gamble came up with a creative, out of the box solution to deal with the pot holes this season. She stated that Clemens and Gamble are fabulous and we are lucky to have them on our staff.  

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

A motion was made by Connie Simpson to adjourn.  It was seconded by Bill Baehr.  Meeting adjourned at 10:47 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.