By Kathy Leslie-Whelan

          The meeting was called to order at 9:35 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 March’s board meeting minutes.  A motion was made by Bill Baehr and seconded by Bob Leon.  It passed unanimously.

Claude started his President’s opening statement, stating that April showers bring May flowers.  It is a good time to start spring cleaning.  He stated that May 17^th is community bulk trash day between the hours of 8:30 AM and 4:30 PM.  If you are doing any home improvements please reach out to Brian Goff regarding permits.  The email is permits@emeraldlakesAssoc.com. In addition, there will be a walkthrough of our community to pick up trash.  Volunteers are needed.  Claude also asked the membership to sign up for email blasts. Claude thanked Maria Tirado-Quinones for the newsletter and stated that if you want your child’s artwork in the paper; send it in to Nicole Clemens.   Finally Claude stated that the next open meeting will be held on May 31^st.

Claude turned the floor over to the Treasurer, Michael Camino for his report.  Camino stated that he will report on numbers from March. The numbers are as follows: Under income our monthly dues income $30,019.59; dues interest fees $7,832.30; dues late fees total $5,459.00; Public Safety revenue $650.00; Rental revenue $48,824.80; Code Enforcement revenue $8,872.96; Bar and Grill revenue $12,538.13; Access Cards revenue $7,430.77; Income totals are $144,226.66. 

On the expense side: Public Safety expenses $22,673.72; Amenity repairs $1,130.67; Amenity equipment $1,191.50; Refuse Garbage collections $19,667.15; Recreation totals $11,444.46; Total expenses $283,097.12.  Bar inventory $3,936.82; Grill inventory $3,397.25; Reserve fund $912,367.34; Investment Account $129,338.90.  Camino stated that the board plans on moving the money in the investment account to another account to generate more revenue.

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

Under Old Business

• Darryl Gamble reported that the sand for both beaches has been delivered and spread.  A low retaining wall was built at Main Beach.  The play set for Main beach has been ordered and will be delivered shortly.  A fence will be erected after the set has been installed.  The fence will protect the children from the active roadway and act as a snow fence in the winter to stop the snow drifting in the roadway.  There will be a small booth erected so staff can check badges.   New grills will be added and if the budget allows more tables will be added by the restrooms.  The volleyball court at Pine Tree Beach will be outlined to regulation size.  In addition, a deck will be built on two sides of the boat rental building where two vending machines will be installed.  Boats racks will be closer to the water.  All areas will be landscaped.
• The outdoor pool has been cleaned out, sandblasted and painted.  Two new heaters will be installed.  There will be two vending machine added to the snack area.  Since no food will be served at the snack shack, food and drink will be allowed to be brought in the enclosed area, however, no glass or alcohol will be allowed.  The porta-potties and washing stations will also be available.  The hours of operation are 11:00 AM to 7:00PM, weather permitting.
• Basketball courts and tennis/pickle ball courts will be available.  The membership is reminded to carry their IDs since they may be checked randomly by staff. 
• Trash receptacle and dog waste stations are throughout the community.  Please utilize them. 
• Exterior work will begin at the Lodge.  The road work will begin once the material is available.  The repair of the drainage pipes will commence shortly.  The water on Sage/Glade and Clover will be addressed. 
• Please make sure your homeowners file is up to date at the administration office and that your account is in good standing. 
• The boat launch at Arbor is currently sand and gravel.  A pre cast piece of concrete will be installed to make it easier to launch boats.

Under New Business:

• Approval of the 2025/2026 Budget – Resolution 04262025-01.  The resolution calls to move the budget from a preliminary status to an approved status.  A motion was made by Mike Camino and seconded by Bill Baehr to approve the budget.  It passed unanimously.

• Resolution 04262025-02 submitted by Rules and Regulations.  The resolution stated that under Compliance Permits the following is added:

“In-ground pools – $300.00

Above-ground pools above 24 inches tall – $50.00

Below 24 inches tall does not require a permit

Water must be trucked in for all in-ground pools.”

Discussions ensued on whether to have water trucked in for any above-ground pool that is 48 inches and above.  A motion was made by Bill Baehr for the resolution as originally written.  It was seconded by Maria Tirado-Quinones.  It passed unanimously.

• Resolution 04262025-03 submitted by Rules and Regulations.  The resolution stated that under Compliance Permits the following is added:

“Driveways – $50 fee for new paving”

A motion was made by Mike Camino for the resolution as originally written.  It was seconded by Connie Simpson.  It passed unanimously.

• Resolution 04262025-04 submitted by Rules and Regulations.  The resolution stated that under Building Procedures Compliance #4 (b and c) the following is added:

“Dead, hazardous, or fallen trees do not require a permit or fee.  But photo evidence must be presented to the code enforcement officer.”

Discussion included adding “prior to removal” to the resolution

A motion was made by Connie Simpson for the resolution with the change.  It was seconded by Bob Leon.  It passed unanimously.

• Resolution 04262025-05 submitted by Rules and Regulations.  The resolution stated that under Building Procedures Compliance #4, (c) the following is added:

“The fee for removal of healthy trees 3 inches or more in diameter at 36 inches in height require a compliance permit and a fee of $50 per tree plus replacement with a tree of minimum height of 3 foot per tree that must remain alive for a period of 12 months or require replacement. 

Fine for removal without a permit – $200.00 per tree and tree replacement”

 A motion was made by Maria Tirado-Quinones for the resolution as originally written.  It was seconded by Connie Simpson.  It passed unanimously.

• Resolution 04262025-06 submitted by Rules and Regulations.  The resolution stated that under Definitions, page 5, the following is added:

“Nuisance Property

Any property that has received more than 3 unsightly violations in a 12-month period, has a septic failure and/or has received any health code violations.”

In addition add to fine schedule:

“Nuisance Property     $500 first offense

                                      $750 second offense

                                      $1,000 third offense”

A motion was made by Dave Borsos for the resolution as originally written.  It was seconded by Bill Baehr.  It passed unanimously.

• Resolution 04262025-07 submitted by Rules and Regulations.  The resolution stated that under Rules and Regulations definitions on page 5,  the following is added:

“Wood-Fired Burner/Furnace

An external home heating system used to heat water, which circulates through insulated pipes to heat homes or buildings.”

Page 22 of the Compliance Permits

Wood-Fired Burner/Furnace – $25.00”

Discussions ensued that it doesn’t account for number of sheds and the appearance can be unsightly.  A motion was made by Mike Camino for the resolution as originally written.  It was seconded by Connie Simpson.  It passed by a 5 to one vote.  Bill Baehr dissented on this vote at this time.  He felt it wasn’t ready for a vote until a better definition is defined.

• Resolution 04262025-08 submitted by Rules and Regulations.  The resolution stated that under Unsightly Property the following is added:

“Contractors must follow all items under Building Procedure Compliance

1. No part of any lot or property shall be used or maintained as a dumping ground for household garbage and trash, contractor or building materials, broken, or abandoned items such as bicycles, refrigerators, cars, or for any other type of disposal. The property will be considered unsightly if any of these conditions exist.
2. Firewood and kindling intended for fire starting may be neatly arranged on the owner’s property.
3. The grounds on any private property, shall be kept in good repair and appearance by the owner; grass and/or weeds that exceed 6 inches in height shall be considered unsightly.
4. The exterior of all structures located on any private lot shall be kept in good repair and appearance by the owner.

Proposed changes:

Contractors must follow all items under building procedure compliance.

Unsightly Property –  At no time shall any equipment, appliance, merchandise, construction materials, and other materials and goods of any nature whatsoever be stored outside of an enclosed building so as to prevent an unsightly appearance and detract from the beauty of the Community.

The grounds of any private property shall be kept in good repair and appearance by the owner. Grass and/or weeds that exceed 6 inches will be considered unsightly. Garbage bags or loose trash present in the yard will be considered unsightly. Firewood and kindling intended for fire starting may be neatly arranged on the owner’s property.”

Add to the Fine schedule

$50 first offense

$75 second offense

$100 third offense

Subsequent offenses will be considered nuisance property.

A motion was made by Bill Baehr for the resolution as originally written.  It was seconded by Connie Simpson.  It passed unanimously.

Committee Reports

Diane DuCharme spoke on behalf of Rules and Regulations.  She thanked the board for approving the seven resolutions that were submitted by her committee.  They are currently working on two more resolutions.  The first resolution will address loose dogs in the community.  The second resolution will address grass cuttings in the roadways.  The cuttings are a hazard to motorcyclist and bicyclists.

Buz Whelan spoke on behalf of Finance and Planning (F&P). He stated that he didn’t want to repeat the treasurer’s report numbers so he would report on the Year to Date (YTD) numbers.  He stated that on March 31^st we had a 77.7% compliance rate, however, on the date of our meeting the compliance rate was 79%.  YTD we collected $1.8 M in delinquency account.  Nicole Clemens and her staff are responsible for 97% of those collections so kudos to her.  Short term rentals numbers are at 316 which are down by 4 over last month.  Long term rentals numbers remained at 110. $865K YTD has been collected under our rental program.  This allows us to “keep a fresh coat of paint” on things and expand amenities.  Bar and Grill revenue is $120K YTD, however, when you add the access card and inventory the income was $172K YTD while expenses were $167K. We are approximately $5K in excess revenue over expenses.  Our total revenue YTD was $3.1M.  $912K are in reserves.  The Association is solvent.  Whelan stated that the annual budget passed is the 51^st budget for the Association.  The current budget is always used as a template for the new budget.  The numbers on the budget are not pulled out of the air.  They are based on past experiences.

Bill Baehr spoke on behalf of the Real Estate committee meeting.  They did not have a meeting this month but will meet on May 17th.

Maria Tirado-Quinones stated that the Appeals Committee didn’t meet last month but was meeting later that day.

Director’s Comments

Bill Baehr stated that with the warm weather, there are more people walking in our roads.  Some people take up the whole road.  He cautioned people to drive carefully and obey the speed limit.  Baehr also recommended that you register your pet at the office.  There is no charge and it will assist with you retrieving your pet, if lost.

Dave Borsos recognized the improvements by staff and making the community look good and operate safer.

Maria Tirado-Quinones stated that an email blast was sent out looking for summer help.  If you or your child (16 years or older) is looking for a job, reach out to Shannon via email to recreation@EmeraldLakesAssoc.com. She also stated that please do not get angry at Brian Goff or his staff if they ask you to show your ID.   Finally Tirado-Quinones asked for anyone who would like to submit an article for the newsletters please send it to her.  In this month’s issue there is an article submitted by a member about your pet and ticks. 

Mike Camino stated that he has a lot to say.  Number one…Walk-in Wednesday is still being done.  Number two…Zoom meetings are available.  Number three…there is a burn ban in Toby. And finally our annual meeting will be held in August and there will be positions open to run for the board.

Connie Simpson reminded members that Clean up the Poconos was being held this day.  Be careful out there.  If you are fishing in our lakes you need an ELA permit and a State permit.

Bob Leon stated that residents should clear out dead wood from their property to prevent fires.

Chris Claude stated that if you are using a fire pit you are required to have a screen on the unit.  He also cautioned to make sure the fire was out.  He stated that live music at the Lodge will now be done on a monthly basis.  Bands are booked till the end of this year. Dates are May 3^rd, June 28^th, July 5^th, August 2^nd, September 27^th, October 4^th, November 1^st and December 31^st. (The Band names are available in this month’s newsletter and on “The Emerald Lodge & Recreation” FaceBook page.)  Other event reminders include karaoke on the second Saturday of the month; Sip and Paint was held on this date; Paint and Pot will be held on May 3^rd; Thursday May 8^th to Sunday May 11^th, in honor of Mother’s Day, mom’s will receive 15% off their bills and a free dessert; the third Friday of the month is Trivia; Bingo is every Sunday; May 30^th is Dive in Movie; Music bingo was a success and will be held the second and last Thursday of the month; book club is the 4^th Thursday of the month; a talent show is being planned if there is enough interest.  Claude thanked Rules and Regulations for their hard work, complimented Maria Tirado-Quinones for the work on the newsletter and finally warned the membership of the Element Festival at Pocono Raceway between August 8^th and 11^th.   It is a loud music event where fireworks will be set off. Arrangements should be made for pets or people that cannot deal with this noise.

Public Comments

          Kathy Whelan of Beaver Dam Rd gave kudos to the maintenance staff that worked tirelessly on spreading sand on Pine Tree Beach.  The sand was delivered to the parking lot and our staff had to fill their trucks and unload the sand on the beach.  It was an all day project and most, if not all of the staff worked on the task.  The place also looked awesome after they were done.  We are lucky to have such an awesome and hard working maintenance team.  She also complimented Chef Cassie on the wonderful Guacamole Burger that was on the special menu and hopes to see it again on the menu. The burger rocked.  Finally, she asked if any changes were made to the preliminary budget based on the 30 day review and comments from the membership.  The answer was no.

          Diane DuCharme of Island Drive and chair of the Emerald Ladies, awarded Board Secretary Dave Borsos an Emerald Ladies Men’s Auxiliary tee shirt.  Dave has always supported the Emerald Ladies and helped with the Rock Dragon painting, clean up day and plastic collection which earned a free trek bench for the Association. Thanks Dave.

          Diane Shedlock stated that it is Lyme disease season so please treat your dogs.  She reminded the membership that there is still a burn ban on.  Diane also requested a larger sign by Main Beach to stop traffic after dark.  Finally, she requested that trash be checked since so many people are dumping their personal trash.

Louise Leon of Clover Rd thanks everyone profusely. 

Eric Bergstrom of Eagle View announced that on Saturday of Father’s Day weekend, the fishing club was hosting their annual fishing rodeo for the kids.  The date will be June 14^th between 9:00 AM and 11:30 AM on Pine Tree Beach.  Eric thanked Wal-Mart for donating $150 worth of food; The Boat House donates the bait and gives us a 25% discount on the prizes for the children; Emerald Lakes donates the ice cream.  It is a great event and everyone walks away with a prize.

          Buz Whelan of Beaver Dam Rd reiterated the wonderful job that our maintenance staff did at Pine Tree Beach with spreading the new sand. It was back breaking work and the staff worked diligently.  He also reminded the membership of a show being held at the Lodge on November 15^th called “Totally Scrooged”.  The troupe performing has been here before with shows being sold out.  Mark your calendars. 

          Five (5) 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 11:25 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.