by Kathy Leslie-Whelan
The meeting was called to order at 11:02 AM. All four officers of
the board were present as confirmed by the roll call conducted by Chris
Claude, President. Claude then called the attendance on the three
directors. Bob Leon was absent. After the pledge of allegiance, Claude
announced that the meeting was being live streamed and will be in
accordance with Robert Rules of Order except where our by-laws
govern. Claude asked for confirmation of quorum from the Judge of
Elections, Dave Borsos. Borsos confirmed quorum. Fifty members are
required for quorum. Claude asked if the board had any comments on
last year’s minutes. There were no comments so the minutes were
approved.
Claude started his President’s message by stating that he had a
few announcements. The first one was on the passing of Al Schips on
July 4th . Al Schips was a combat vet who was a long time resident of
Emerald Lakes. The second announcement was a more joyous one. He
announced the engagement of Bill Baehr to his long time sweetheart.
Claude thanked everyone for their continued commitment to
making our community a wonderful place. He stated that some of their
achievements over this last year included renovations to many of our
common areas, improvements to our landscaping and updates to our
amenities. The board will continue to work on the ever-evolving “to-
do-list”. There has been great community participation in our events
and committees. He encouraged people to get involved. He also
thanked our diligent management staff and Connie Simpson who was
stepping down as Director on the 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 apportionment of the annual assessments. This allows for moving money into capital reserves.
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,
2025 contains no material errors. Cash in operation is $584K; Total
Revenue $3.8M: Total Expenses $3.8M. Anderson also spoke of the
Board investing in CDs on the Association’s behalf.
The floor was turned over to the Judge of Elections, Dave Borsos.
He inquired if anyone was running from the floor. No one responded.
Candidate speeches followed next. The floor was turned over to
Kathy Whelan who stated that one of her biggest strengths was being
able to deal with a crisis. She survived two terrorist attacks at the
World Trade Center as well as 2 bouts of cancer. She spoke of her
volunteer work in the community which included writing this article
monthly on the open board meetings, being a member of Finance and
Planning, checking IDs at the Lodge, stuffing envelopes for mass
mailings, reviewing and revising contracts for the Association,
participating in clean up events, participating in the Trap, Neuter and Return (TNR) of feral
cats in the community and being a photographer for the Fishing Rodeo. She
would like to start looking at options for the Administration building
replacement and adding money into the budget for generators at the
Lodge to create a shelter for the residents in the event of an emergency.

Brian Coe stated he was a CFO for a multimillion dollar agency.
He was a member of the Lion’s Club. He wants to serve the
community. He feels transparency is important. He stated that he
doesn’t have an agenda and his primary goal is the roads.

Bill Baehr stated that he has been in ELA since 2018. He has served on the board
for the last six years and has seen vast improvements over the years.
During Baehr’s tenure on the board there have been many
accomplishments. He has a good understanding on how things work.
He was treasurer for three years and served on the Appeals Committee,
Finance and Planning Committee and the Real Estate Committee. Baehr
stated that he likes to promote community spirit and runs trivia once a
month. He is proud to be a board member and hopes that he can
continue with his service.
Polls were open for voting for Director Positions. After ballots
were cast Claude awarded the Volunteer of the Year award to Brian
Coe and the Lifetime Achievement award to Kathy Whelan.

The floor was opened for public comments.

Alex thanked management on the maintenance on the beaches
and pools and requested the website to be updated. He also thinks
badges should be checked at beaches.
Thomas C from Cricket Lane stated that there is flooding on his
road and they need a drain system solution. He also thinks work should
be done in-house.

Michael also of Cricket Lane stated that the place looks beautiful
but he has concerns about the paving. He feels we need more solutions
for the roads.
A woman from Clearview Rd stated that she is happy with
snow removal but the plows leave snow in her driveway.
Darren Johnson of Clover Rd stated that he has been here for 18
years. He said the short term rental numbers are higher over the years
and wants to know what is being done to mitigate this issue.
Cliff from Beaver Dam Speedway stated that something has to be
done with the speeding in the community.
Mark Weiss of Minsi Trail West stated that he is proud to be a
resident here.
Al from the audience asked for a discount for veterans since
pricing is high.
Zack from Clover Rd requested that something be done about
disabled cars in driveways. He requested that Rules and Regulations
work on that rule and restrict working on cars in driveways.

Results from Financial Resolutions voting:
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.
145 Yes (95 mail in votes and 50 in person votes)
12 No (9 mail in votes and 3 in person votes)
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.
145 Yes (94 mail in votes and 51 in person votes)
13 No (10 mail in votes and 3 in person votes)

Director Seat Results
Bill Baehr – 133 votes (87 proxy votes and 46 in person votes)
Kathy Whelan – 95 votes (56 proxy votes and 39 in person votes)
Brian Coe – 77 votes (55 proxy votes and 22 in person votes)

Mike Camino made a motion to adjourn. It was seconded by Connie
Simpson. Since this was Simpson’s last day on the Board, Claude turned
the gavel over to Simpson to adjourn the meeting. Meeting Adjourned
at 12:17 PM.
Immediately following the Annual Meeting adjournment, a
reorganization meeting was postponed since Bob Leon was on vacation.
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 9:32
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, started his President’s opening statement, stating that
as we head into summer he encourages the members to explore the community and
all it has to offer.  He said that our
road paving contractor is on site and our maintenance staff is our repairing
roads.  He cautioned the members to slow down
because more people are out walking and riding bikes on the roads since the
weather is warmer.  Claude announced that
 August 16th will be the
annual meeting and the call to order is being prepared to be mailed out.  Meet the Candidates will be held on July 12th
at the Lodge.  He further said that our
maintenance staff and general manager are getting things ready for the summer.
Main beach looks fantastic and Pine Tree Beach is having the volley ball court
improved.  The Main entrance will have
major landscaping work completed.  Claude
stated that there are numerous events and activities planned for the summer and
encouraged the members to come out and participate.

Claude called for a motion to approve May’s
board meeting minutes.  A motion was made
by Bill Baehr and seconded by Mike Camino. 
It passed unanimously.

Claude turned the floor over to the Treasurer,
Michael Camino for his report.  Camino
stated that he will report on numbers from May. The numbers are as follows:
Under income our monthly due’s income $325,826.11; dues interest fees $9,378.16;
Public Safety revenue $1,550; Rental revenue $322,678.48; Code Enforcement revenue
$2,087.15; Access Cards $8,425.03; Bar and Grill revenue $11,398.77; Community
Center totals $20,531.80; Income totals are $752,147.48. 

On the expense side: Administration totals
$29,182.80; Computer Expense $6,503.63; Public Safety $22,786.55; Amenity
repairs $2,137.80; Refuse Garbage collections $35,227.55; Maintenance
$121,182.51; Bar and Grill $15,722.01; Community Insurance $26,165; Total
expenses $288,146.52; Bar Inventory $2,866.21; Grill Inventory $3,201.88; Cash
Assets $916,321.34; Reserve fund $1,032,186.17; Investment Account $249,550.29.
 Claude accepted a motion to accept the
Treasurer’s report from Dave Borsos.  It
was seconded by Bob Leon.  It passed
unanimously.

 

Under Old Business

·      Darryl Gamble reported that Main Beach is
completed.  There is a small amount of
landscaping left to complete.  An
attendant will be on duty on the weekends and holidays.

·      The Pine Tree makeover of the volley ball
court is nearly completed.  We are
awaiting new poles for the nets.  A deck
will be built around the boat house.  The
bathrooms are in good shape and an attendant will be present on weekend and
holidays.  This past weekend there were
12 boat rentals on Saturday.

·      The front entrance will be started on once all
the amenities are up and running. The turn into the entrance is sharp and
vehicles run into the walls.  The center
section will be pulled back and boulders may be used at the front for
landscaping.

·      Road work and culvert repairs are being
completed. If you want to report a pot hole send Darryl Gamble an email at
dgamble@emeraldlakesassoc.com.

·      The Administration building had foundation
work completed.

·      The Arbor boat launch is completed.

·      The lakes are being sprayed for lily pads.

·      The indoor pool will be closed from July 14th
to the 31st for repairs. 
During that time the outdoor pool will be open for an extra day.  The pool will be drained, sandblasted and
repainted.  The light sockets will be
inspected and repaired if needed.  Hair
line cracks and loose tiles will be addressed.  
This is routine maintenance that should be done every 5 years and we are
in our 6th year since the renovated pool opened.

·      Dams are in good shape.  Beaver and goose population are being
maintained. 

·      The Bar and Grill will open earlier in the
summer

·      The Clover Bridge project is moving along
smoothly.  Permits have been approved and
bidding for a contractor will begin shortly.

 

Under New Business:

·     
Resolution  06282025-01 Trespass

“RESOLVE THAT: Add to definitions
Trespass(ing) – entering or staying on Emerald Lakes Association property
without permission or after being requested to leave the premises by ELA Public
Safety/staff. Defiant Trespass – occurs when a person not licensed or
privileged to do so, enters or remains in any place where notice against
trespass is clearly provided Add to Rules GENERAL #8 – Trespassing on ELA
property is strictly prohibited. Individuals found on the premises without
authorization will be subject to citation, and local law enforcement may be
notified. If you are directed to leave ELA property by authorized personnel or
a public safety officer and refuse to comply or return thereafter, you will be
considered in violation of Defiant Trespass. Fine Schedule Trespass(ing) – $250
1st offense Subsequent offenses are considered Defiant Trespass Defiant
Trespass – $500 per offense”

 

Connie Simpson made the motion to accept the
resolution.  It was seconded by Mike
Camino.  It passed unanimously. 

 

·     
Resolution
06282025-02 – Unauthorized Reproduction

“RESOLVE THAT: Add to page 16,
MEMBER/LANDLORD, #6 Any member or landlord found to have engaged in the
unauthorized reproduction or alteration of an amenity pass, compactor pass, or
ELA I.D. will be subject to a fine and the suspension of amenity privileges.
Fine Schedule Suspension of 3 months 1st offense $250 and suspension of 6
months 2nd offense $500 and suspension of 9 months subsequent offenses”

Connie Simpson made the motion to accept the
resolution.  It was seconded by Maria
Tirado-Quinones.  It passed by a vote of
4 to 2. Bob Leon and Mike Camino were the nay votes. 

 

·     
Resolution
06282025-03 Guest Pass Abuse Fine

“RESOLVE THAT: Add to R&R fine schedule
General Guest Pass Abuse – $250 1st offense $500 and suspension of 3 months –
2nd offense $750 and suspension of 6 months – subsequent offenses (General, #5,
section (b) is an existing rule.)

Connie Simpson made the motion to accept the
resolution.  It was seconded by Dave
Borsos.  It passed unanimously. 

·     
Upcoming events
were discussed.

o 
June 28th
Rock Painting for rock dragons at the Lodge

o 
June 28th
– Live Music – Subagroove

o 
July 5th
– Red, White and Glow Party – DJ

o 
July 6th,
August 2nd and August 30th – Community Day at the Ball
Park

o 
July 10th
and 31st – Music Bingo

o 
July 12th
– Karaoke

o 
July 13th
–  Pocono Wildlife Rehabilitation –Presentation

o 
July 17th
Book Club

o 
July 18th
– Trivia

o 
July 31st
– Music Bingo

o 
August 2nd
– Derailed – Band

o 
August 9th
– Karaoke

o 
August 14th
– Music Bingo

o 
August 15th
–Trivia

 

Committee Reports

Buz Whelan spoke on behalf of Finance
and Planning (F&P). He stated that since it is the first month of our
fiscal year he didn’t want to repeat the treasurer’s numbers since he reports
on monthly numbers.   Our total revenue for the fiscal year was $752K
while our total dues collection was $398K. 
He stated that on May 31st we had a 73.32% compliance rate.  We were 3.82% over last year’s collection
rate.  Our in house collections were at
97.3% thanks to Nicole Clemens and her staff. 
Eleven homes sold in the month of May. 
Currently we have 310 short term rental properties which are down by 10 over
the last month and 110 long term rental properties which are down by 3.  As to rental revenue we were at $323K which
is over the predicted budget.  This
income allows us to maintain our amenities. Bar and Grill revenue for the month
was $21,679.  This number includes
income, access cards and inventory.  Our
expenses were $15,772 which gives us $5,907 in increased revenue.  Whelan stated that the events are drawing in
people.  Whelan also thanked Nicole
Clemens for staying late the night before our meeting to answer questions.  Whelan further stated that F&P is
recommending that a minimum of $50K be set aside in the 2026/2027 budget for
the new Administration budget.  An
increase is due in this fiscal year which will conservatively add another
$112,560 over what we are collecting now. 
At a minimum $50K should be set aside for this much needed project which
will give our staff a safe and comfortable environment to work in.  A second recommendation is to create 2
separate banking accounts for money set aside for the Clover Bridge project and
the replacement of the Administration building project.  The last recommendation is to reinstate the
boat registration fee next season. 
Finally Whelan questioned the Investment report and the loss of
$455.  He was told that the principle is
protected if held to maturity.  The CDs
fluctuate due to market value.  Our
internal accountant will attend our next meeting to discuss this report.

 

Diane DuCharme spoke on behalf of
Rules and Regulations.  The committee met
on May 15th.  She stated that discussions
were held on homeowners that were not completing the status update forms.  In some cases, security has no way of
contacting the homeowner in the event of a fire or other catastrophes.  The committee would like to make it a
requirement to fill out the form within 15 days of any changes.  If a member is not in compliance amenity
passes could be suspended.  The next
meeting will be held in September.

 

Bill Baehr stated that a bear was hit
by a vehicle on the 940 and 314 intersections. He said don’t speed in the
community. 

 

Maria Tirado-Quinones stated that the
Appeals Committee did not meet last month but were scheduled to meet that
day.  They were hearing 2 cases.

Director’s Comments

Bob Leon reminded folks to walk on the side of
the road facing traffic and to wear reflective clothing.

Mike Camino thanked Chris Claude for music
bingo and encouraged people to come out to events.  He cautioned the membership not to speed in
the community.  He also mentioned Meet
the Candidates and look into who is running. 
He commented that you cannot believe everything you read on
FaceBook.  Finally he said that this is
the last open meeting before the annual meeting in August.

Maria Tirado-Quinones stated she is happy that
we have a reprieve from the hot weather. 
She asked the members to check on their neighbors and elder people
during the oppressive heat.  If you are
going to the store, reach out to your neighbors and offer to pick up items for
them.  It doesn’t hurt to do a welfare check
on people that may need help.  She ended
with wishing people a Happy Pride month and was looking forward to the Pride
parade that was being held the next day in New York City.

Dave Borsos stated “wow” on the activity
list.  He also thanked the General
Manager and Assistant General Manager who cover a lot of things in the
community.  He stated that they always
think things through. 

Bill Baehr stated that June hasn’t been the
best month, heat wise.  He stated that
Main Beach is phenomenal.  He said that
Darryl Gamble, Nicole Clemens and their team do an incredible job.  He also gave a shout out to the Recreation
Club and that he loves Music Bingo. He encouraged people to wear reflective
clothing and carry a flashlight at night. Bill feels that it is a pleasure to
live here and it is great to see what is going on.  He said it is an honor and a pleasure to live
here.

Chris Claude complimented the Fishing Club for
the great event and the Emerald Ladies for their planned events.

Public Comments

          Buz Whelan of Beaver Dam Rd stated that
earlier in the week there was a negative comment on FaceBook that made him
shake his head.          He stated that our staff members are working in ferocious
temperatures.  They are working down in
drainage ditches while it is 99 degrees out. They are hard working staff and
they can’t do everything first.

Louise Leon of Clover Rd stated congratulations
to all and that she loves water aerobics. 
She is happy that there will be access to the outdoor pool while the
indoor pool is being renovated.   

Brian Coe of Gap View thanked the staff.  He stated that people are flying through the
stop sign at the front entrance.  He also
asked if the mail boxes at the front entrance can be spruced up.  He was told that they are aware of people
going through the stop sign and it is on the list.  The mail house is slated for an
overhaul.  It will have a Cape Cod look.
In addition, more parking spaces will be added and the area where cars pull
over will be paved.  Coe also stated that
if you want to go to the baseball game, he needs to know by Monday.

          Linda Shuey of Mountain Top asked if
something can be set up on phone for identification.  She stated that the Butterfly garden needs
mowing and she is concerned that all the work that was done at the garden is
not maintained.  Finally she complained
that the rubber mulch on the playground at Main Beach is polluting the
area.            

          Nine (9) 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 11:14 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 9:35 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.

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.

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.

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
October’s board meeting minutes. A motion was made by Maria
Tirado-Quinones and seconded by Mike Camino. It passed
unanimously.
Claude started his President’s message, thanking the members
that came out that day. With the early snow fall it is important that
everyone be prepared with winter preparations. Everyone should have
their tires checked, and if you are shoveling snow you should take
breaks often. The days are getting shorter, so be careful at the school
bus stops. Kids are getting off the bus at dusk, so it may be harder to
see them. Please slow down. He wished the membership a Happy
Thanksgiving and Happy Holidays since the board will not be meeting
until after the New Year.

Claude turned the floor over to the Treasurer, Michael Camino for
his report. Camino stated that his numbers are from October 1 st to
October 31st. Under income our due’s income is $6,215.60; dues late
fees $1,860. All dues total $19,766.81 for the month. Public Safety
$600.00; Rental Revenue $34,912.02; Code Enforcement revenue
$7,964.49; Community Center totals are $11,504.76; Income totals are
$88,077.28 for the month. On the expense side General and
Professional Services are $29,739.49; Computer Expenses are
$2,314.16; Maintenance payroll $98,568.29; Amenity Repair $1,863.00;

refuse/Garbage collections $23,512.73; Bar and Grill $11,759.60;
Community Center $15,652.14. Total expenses are $277,493.44 . Bar
Inventory $4,262.54; Grill inventory $2,982.11; Cash Assets
$538,470.51; Reserve Fund $727,730.82; Investment Account
$129,317.55. Please note that not all items for the totals listed in his
report are identified. Claude accepted a motion to accept the
Treasurer’s report from Bob Leon. It was seconded by Connie Simpson.
It passed unanimously.

Under Old Business
 We got through the snow storm since we were prepared. The
answering service worked well.
 The board has a meeting scheduled for December 6 th at 1:00
PM to discuss with our banking institution what our options are
on our investment account.
 Gamble is still investigating the playground equipment and
installation at Main Beach.
 The outside Lodge is almost completed. It will be painted in
the spring.
 The dam and final audit report are completed and are available
for the members to review at the Administration office.

Under New Business:

 Walk in Wednesday will begin on December 11 th between
12:00 noon and 1:00 PM. Dave Borsos and Bob Leon will be

there to handle the questions and comments from the
members.
 Holiday hours for the rest of the year will be sent out via
email and will be in the Newsletter.

Committee Reports
Connie Simpson spoke on behalf of Rules and Regulations (R&R).
The committee is looking at a tiered approach for “Unsightly Property”.
“Nuisance Property” is identified as a property used as a dumping
ground for rotting garbage or broken down or deteriorating equipment.
A recommendation along with fine recommendations will be submitted
to the Board.
Maria Tirado-Quinones stated that the Appeals Committee did
not meet, but was meeting later on that day.
Buz Whelan, chairperson, spoke on behalf of Finance and Planning
(F&P). The committee met on November 21st to go over the financials.
He apologized if he repeats any numbers from the Treasurer report.
Whelan stated that our due’s compliance rate is 75.49% for the first six
months of our fiscal year. Dues income was $1,185,890 Year to Date
(YTD). On the delinquent collection report, $833,609.98 was collected
YTD while $823,459.25 of what was in-house. In-house collections
represent 98.7% of all collections, so kudos to Nicole Clemens. Rental
revenue is $541,515 YTD. The numbers of short term rentals (STR) are
311 which are down by 4 and 107 long term rentals (LTR) which are up
by 5. Bar and Grill income is $117,386.84 YTD while expenses are
$115,200.66 YTD. Kudos go to Darryl Gamble and the staff at the
Lodge. The committee is recommending raising the percentage of the
income from access card from 30% to 50%, that is credited to the bar
and grill income during the off season. Reserves are $727,730.82 as of

October 31 st . Two red flags are our attorney bills and the electricity
rate at the Lodge. Our attorney costs are $21,245.52 YTD which is over
our annual budgeted amount of $20K. Our electric costs at the Lodge
were $7,681.41 for the month of October. YTD totals are $37,266.74
which is well over the annual budgeted amount of $28,000. The
committee decided that the meetings will be held on Thursday, and
that no meeting will be held in December since the board is meeting
earlier than the scheduled meeting. The next scheduled meeting is
Thursday, January 16, 2025.
Bill Baehr spoke on behalf of the Real Estate committee that met
on November 16 th via Zoom. Baehr was impressed with how smoothly
and great the meeting went. They requested if they could add rental
listings to the ELA site but were told that it couldn’t be done. Many of
the members thought that the Administration office was also an STR
office. They were told it was not. The committee is also looking into
playground options for Main beach. In addition, they are laminating
rules to be posted in STR homes. Baehr asked if they could add to the
rules a “Do not feed the deer” statement. The committee also asked
for an evaluation of the cost of access cards. They feel they are too
expensive. They also questioned the fishing license be raised from
$5.00 to $10.00. Their next meeting will be held on January 18, 2025.
Director’s Comments
Connie Simpson stated that people should not feed the deer. The
deer can hurt people.
Mike Camino also stated not to feed the deer. He stated that we
live in the mountains and we just received the worst kind of snow. This
has caused power outages. He cautioned the membership to not exert

themselves, and that stop signs mean stop. He wished everyone a
Happy Thanksgiving.

Dave Borsos recognized Darryl Gamble and maintenance staff on
the great snow plowing through the community. He also had kudos to
the Lodge staff for the wonderful decorations. He wished everyone
Happy Holidays.
Maria Tirado-Quinones thanked the General Manager, Darryl
Gamble and staff for their snow removal efforts. She stated that if you
Google PPL, you can get a map which identifies all the power outages
and gives an estimated time for when power should be restored.
Bill Baehr also cautioned the members not to feed the deer. He
complimented the decorations at the Lodge and the cozy feel. He
thinks it is a good idea to carry an emergency kit in your car during bad
weather.
Chris Claude stated that we had 3 new hires on our maintenance
staff that have only been here for three months. They are not yet
familiar with our roads. Staff did a good job.
Claude also reminded the members of the following events:
 Upcoming Events:
o December 4 th and 18 th – Craft Circle
o December 13 th – Movie Night
o December 14 th – Breakfast with Santa
o December 21 st – Karaoke
o December 22 nd – Dungeons and Dragons

o December 31 st – New Year’s Eve Party

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.
We currently have a toy drive. Please bring unwrapped presents
to the Lodge, Compactor or Administration building by December 9 th .
No toys that are weapons can be given out to the children. In addition,
please do not forget toys for toddlers and teens. Letters to Santa are
due by December 7 th . Please be sure to include your name and address.
If you would like to nominate anyone who is down on their luck for a
gift, the cut off for that is December 14 th . Over 500 coats were
collected for the coat drive.

Public Comments
Ange Noonan stated that the Emerald Ladies held an election and
have a new president, Diane DuCharme. The next meeting will be on
December 6 th at 11:30 for lunch. The plastic collection program has
been extended till March 31 st . Please bring your plastic to the Lodge,
Compactor or the mailboxes at the Estates.
Diane Shedlock asked if we were having a Christmas decorating contest
and was told yes. Homes will be viewed on December 19 th and 20 th .
Claude wants them creative. She also stated that there is a lot of debris
from bears by her home.
Louise Leon thanked everyone.

Buz Whelan complimented staff for the snow removal services.
He thanked the board for giving staff off for the holidays. He also
stated that there is a piece of property on the corner of Long Pond Rd
and Bus Rd that could be used for a STR office if the committee wanted
to build there. He also stated that many people had regrets that they
missed the last show at the Lodge, “A Down Home Country Christmas”.
He told the membership that the troupe was already booked for next
year. The show will be a comedic version of “A Christmas Carol”. Save
the date which is November 15, 2025.
Linda Shuey was concerned that passes were not scanned for the
50 th Anniversary brunch. She feels that data needs to be kept. She
would also like to see data on who is using the Lodge and who is using
the pool. Shuey also feels that there should be no charge for fishing or
boat registrations. She also thinks that the 2 minute rule should be
eliminated.
Mark Weiss thanked the board. His wife and he are very happy
here. Weiss supports means to make money. He also complimented
employees and staff and stated they have his support and appreciation.
Nine (9) new members were welcomed to the Community.
A motion was made by Connie Simpson to adjourn. It was
seconded by Maria Tirado-Quinones. Meeting adjourned at 10:57 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 9:37 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 September’s board meeting minutes.  A motion was made by Bob Leon and seconded by Connie Simpson.  It passed unanimously. 

Claude started his President’s message, stating that there is a winter coat drive that started on October 1^st and will run through November 15^th.  Please bring your gently used coats for children and adults to the Lodge, Compactor or the Administration building.  Claude further said that road marking is currently being completed.  Some corners where there are stop signs will be marked with “STOP” and in some areas the speed limit is being posted.  Heating systems should be tested, tires should be checked and an emergency kit should be in your vehicles.  In addition, once salt is being spread you want to protect your pet’s paws.  

Claude turned the floor over to the Treasurer, Michael Camino for his report.  Camino stated that his numbers are from September 1^st to September 30th.   He is also rounding the numbers.  Under income our due’s income is $20K; dues late fees $3K; Dues interest fee $3K.  All dues total $60K for the month.  Year to Date (YTD) dues and fees total $865K while $868K is budgeted.  Please note that not all items for the totals listed in his report are identified.  Public Safety $200K; Rental Revenue $34K; Code Enforcement revenue $3K; Community Center totals are $20K; Income totals are $122K for the month: $1.6M YTD: $1.6 M budgeted.  There is a positive variance of $56K.  On the expense side Administrative payroll $22K; $6K; Public Safety payroll $19K, $101K YTD;  $72K budgeted.  Total Expenses $263K; Bar Inventory $5K; Grill inventory $3K; Cash Assets $590K; Reserve Fund $730K; Investment Account $129K. Claude accepted a motion to accept the Treasurer’s report from Connie Simpson.  It was seconded by Bob Leon.  The report was approved with one vote by Maria Tirado-Quinones opposed to accepting the report.  The Treasurer’s report for August was not approved at the last meeting so Claude accepted a motion to approve that report. A motion was made by Connie Simpson and seconded by Bob Leon.  It passed by a vote of 4 to 2.  Bill Baehr and Maria Tirado-Quinones had dissenting votes.

Under Old Business

• The amenities and equipment are being prepared for winter.  Supplies are being procured.  Branches are being trimmed.
• The Lodge siding is completed.  It will be painted in the spring.  
• Pot holes and drainages issues are still being worked on.  Lines are still being painted.  
• No major repairs are needed on the dams.  
• We had an excellent audit this year from our independent auditor.
• Work on the Clover Bridge project is on track.  
• A meeting will be set up with PNC to discuss our investment account and what options are available to us.  Our comptroller Tom Mugan will have additional access to our account; however, he will have no access to money.
• Three generators are being researched.  The Lodge will have a generator to keep the freezers and refrigeration running, the heat operational and the pool dehumidification operational.  In addition, a generator to keep the Administration building and the compactor opened is being researched. The project is estimated at $60K.  
• Next year’s budget will have additional line items added to better define how money is spent.
• A play set for Main beach was identified for $20K; however, it does not include installation.  The installation will cost another $20K.  
• A list of judgments for delinquent accounts is being developed.  The write-off accounts are being updated and are under legal counsel review.  We have over $5M in uncollectable debt.  We cannot collect since the statute of limitations has expired so these accounts will be written off. Currently, there are too many charges on penalties for delinquent accounts.  There are late fees, attorney fees and the late dues.  The goal is to negotiate with the delinquent owners. 
• Mike Camino mentioned that the $30K discussed at the board workshop was not found money but money that was collected for prior year’s dues.  
• Darryl Gamble is working on an overlay that identifies properties owned by Emerald Lakes.  It will identify green properties, dam properties etc.
• Gamble stated that we are financially fit, and that we have never been in better shape.  

Under New Business:

• Walk in Wednesday/Zoom meeting to be held on Thursdays, will start on November 13^th. Claude wants to open up the lines of communication for members who are working.  The meeting will be held once a month.
• Compactor hours will have expanded one night a week starting Thursday, November 7^th.  For the first two weeks the hours will be 9:00 AM to 7:00 PM.  Starting November 21^st the hours will be 11:00 AM to 7:00 PM.
• Age rule adjustment resolution # 10192024-01 was read to the room.  As per our legal counsel the requirement of “anyone under age 16 years old must be accompanied by an 18 year old or older” is being changed to “anyone under age 10 years old must be accompanied by a an individual of 15 years old or older” to use the Community Center, lakes and pools.  A motion was made by Mike Camino to approve the resolution.  It was seconded by Maria Tirado-Quinones.  It passed unanimously. 

Committee Reports

Hilary Decker, chairperson of Rules and Regulations (R&R) stated that the committee is looking at a tiered approach for “Unsightly Property”.  “Nuisance Property” is identified as a property used as a dumping ground for rotting garbage or broken down or deteriorating equipment. That will be added along with fine recommendations. The committee will be looking at the permit fee schedule.  In addition, they questioned if an area was set aside for leaves and twigs to be disposed of, or if we could do a controlled burn. Gamble stated that we have no area to dump the debris and a controlled burn cannot be done.  Right now he is shopping around for a commercial wood chipper.  

Buz Whelan, chairperson, spoke on behalf of Finance and Planning (F&P).   The committee met on October 18^th to go over the financials.  He stated that he did not want to repeat what the Treasurer reported on so he reported on the following items for the month of September: Dues income was $664K YTD, prior years dues income was $133K YTD, Dues interest was $45K YTD, dues late fees was $22K, Collection fees was $2K YTD bringing our total to $865K YTD.  The current dues collection rate is 74.67%.  On the delinquent collection report, Sunrise collections were $44K YTD, in-house collections were $639K YTD, $118K YTD for members on a special payment plan and $5K for Haros collections.   YTD the total collection by Nicole Clemens was $758,829.04.  Her collections represent 99% of collections.  Bar and grill income was $12K for the month, $2K for access cards attributed to the bar and grill and $8K for inventory which totals $22K for the month of September.  Bar and Grill cost of operation for the month was $17K.  

Whelan handed the floor over to Kathy Leslie-Whelan who stated that the events at the Lodge did well.  The “I Love the 90’s Party” made $1,720 while Karaoke brought in $850. Events are doing well and bring members into the Lodge.  Currently we have 311 short term rentals (STR) and 102 long term rentals (LTR). STR’s are up by 2. Finally $550 was donated to the American Cancer Society.

Real Estate committee will meet on November 16th

Maria Tirado-Quinones stated the Appeals Committee met on September 28^th.  Four appeals were scheduled, however, only two showed up.  One appeal was upheld while one was reduced.  

Director’s Comments

Bill Baehr stated that he has been living here for 6 years and he sees many positive changes.  He stated that Darryl Gamble and Nicole Clemens are doing a great job.  In addition, Public Safety and the staff at the Lodge are also doing a great job.

Dave Borsos stated that he has seen improvement in the environment.  People are doing their job and doing it well.

Maria Tirado-Quinones encouraged people to come out for the 50^th Anniversary brunch that will be held on November 2^nd at the Lodge.  Come on down to get a copy of the new brochure.

Mike Camino stated that we live in a beautiful community and would like to see a natural approach on how to fix properties.  He would like to see more sustainable growth.  He feels that there should be a relaxed rule on grass height.  Maybe go up to 12 inches for grass. The additional grass would allow wildlife to thrive.  We should lower the fines or raise the limits for a mountainous environment. Camino loves the events at the Lodge and complimented Shay on karaoke.  He also reminded the membership to remove their boats from the racks and to stop at the Stop signs.  Someone could get killed.

Connie Simpson announced that if anyone wanted to advertise in the Emerald News, it is only $5.00 per issue.  She also encouraged the members to come to the Lodge and use the game room.  The room is opened when the pool is opened.

Bob Leon said that since we have proxy voting, we should allow the members to vote by computer.

Chris Claude reminded the members of the following events;

• Upcoming Events:
  • October 26^th Halloween Parade organized by Jason Bradley.  Starts at Administration building at noon and continues to the Lodge for Trunk or Treat.  There will be a Halloween Party in the evening.
  • November 2^nd – 50^th Anniversary Brunch where the anniversary brochure will be available for the first time.
  • November 2^nd Wine Glass Paint and Sip
  • November 9^th – Veteran’s Day Brunch
  • November 16^th – Down Home Christmas Event – Off Broadway troupe- Ticketed Event
  • December 15^th – Breakfast with Santa
  • Standing events are trivia, craft circle, karaoke and bingo

Claude also gave a shout out to Brian Goff in Public Safety for stopping parents from whipping out of the lots at the school bus stops.  

Public Comments

Adrienne Carver complimented Maria Tirado-Quinones on the Emerald Lakes Newsletter and stated that the school buses have cameras.

Vickie Mebus said that a good explanation on the write offs was given.  She asked if we were still paving and was disappointed when she found out we were finished for the year.  Minsi Trail and Iroquois Road need to be paved.  She asked how many properties are owned by Emerald Lakes and was told the Administration area and the Community Center area.  She also requested that we supply STR owners with information on not feeding animals.  It could kill them.  Bill Baehr, liaison to the Real Estate committee will speak to them about this issue.

Louise Leon stated that this meeting was positive and informative.  She thanked the board profusely.

Linda Shuey is pleased that the board is taking CAI courses.  She suggested that Darryl Gamble research grants to see if we are eligible for them.  She was told that that was already done.  Private communities are usually not eligible for these grants, since tax money is being used.  

Diane Shedlock stated that she volunteered for a committee but is in a holding pattern.  She wants to know how long it takes to be notified.  She was closed out of Rules and Regulations due to the number of members and is on a waiting list.  She is looking to join the Appeals Committee and was told the next meeting will be on November 23^rd. She was also concerned about the discussion of letting grass grow to 12 inches. She stated that landscapers will not be able to see what is under tall grass and may damage their equipment.  She also asked about the November 2^nd brunch for the 50^th Anniversary and was told that it will be a free event.

Buz Whelan thanked Bill Baehr for trivia night.  It was a great time.  He also reminded folks to get their tickets for a “Down Home Country Christmas” scheduled for November 16th.  Tickets sell out for this troupe.   This is an Off Broadway show so come on out.  Since Whelan didn’t use up his allotted 2 minutes he yielded his time to Linda Shuey who was not allowed to finish her comments.  Whelan was told that he couldn’t do that.  I believe it was meant to be humorous.

Seven (7) 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 11:26 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 9:34 AM. All board members were present.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present.  This is the first meeting of the new board that was installed at our Annual meeting that was held in August. The officers are:

Chris Claude – President

Maria Tirado-Quinones – Vice President

Dave Borsos – Secretary

Mike Camino – Treasurer

Directors are:

Bill Baehr

Connie Simpson

Bob Leon

After the Pledge of Allegiance, Chris Claude, President, called for a motion to approve July’s board meeting minutes.  A motion was made by Mike Camino and seconded by Connie Simpson.  It passed with four votes.  Dave Borsos was not on the Board in July and Bob Leon was on vacation.  The president who chaired the meeting does not vote. 

Claude started his first President’s message, stating that this he doesn’t like to pontificate so his messages will not be long.  He discussed three items.  The first item was that the workshops and monthly meetings will utilize Zoom so that people can participate.  This will be done in conjunction with FaceBook.  The first Zoom meeting will be held on Saturday, October 5^th for the Board workshop. The second items dealt with a heavy load of complaints coming in regarding properties in the community that have excessive garbage, inoperable cars or junk littering  the premises.  Public Safety will be very active checking out these complaints.  The third item was to inform the membership that the best method to reach out to the Board is via email. The email is board@emeraldlakesassoc.com The Board will probably not be responding to social media unless it is done sparingly.

Claude turned the floor over to the Treasurer, Michael Camino for his report.  Camino stated that this is his first report and his numbers are from August 1^st to August 31^st.   He is also rounding the numbers.  Under income our dues income is $311K; dues late fees $5K; Dues interest fee $14K.  He told the members that they did a good job with paying their dues.  Public Safety $1K; Rental Revenue $125K; Access Cards $42K; Boat/Fishing $860; Bar/Grill $12K; Private events $700; Income Totals $551K.  Variance on income totals is $63K. On the expense side Administrative payroll $39K; Computer expenses $6K; Public Safety Payroll $27K; Maintenance Payroll $42K; Amenity Repairs $3K; Amenity equipment $16K;  Refuse/Garbage collections $23K; Recreation payroll $28K; Community Center payroll $5K;  Utilities $16K; Total Expenses $342K; Cash Assets $996K; Reserve Fund $722K; Investment Account $129K. Claude accepted a motion to accept the Treasurer’s report from Bob Leon.  It was seconded by Connie Simpson.  When taking the vote Bill Baehr abstained from voting and Maria Tirado-Quinones stated that the numbers don’t add up.  The Treasurer’s report was tabled until it has been corrected.

Under Old Business

• The budgeted paving is almost done.  Large sections of Cedar, Clearview, Ash Drive, Glade and Redfox were paved.  A new culvert pipe on Minsi Trail was replaced.  Both sides of the Speed Hump on Clover were repaired.  Yellow line painting will commence soon.  Approximately $300K was spent.  Our maintenance staff will continue to repair pot holes and cutting back branches.  Gamble is currently working on the list for next year’s paving.
•  Amenity Repairs
• Pine Tree Beach exterior of the bathhouse has been completed with the cedar shakes.  A deck was built at the bathhouse so that the members can sit and enjoy the lake view.  New buoys were installed.  A boat dock was installed for the boat rental program.  A shed was installed to house supplies.  Several metal tables and umbrellas were added. 
• Main Beach had the exterior replaced on the beach house, a deck was built for the membership to use.  More picnic tables and umbrellas were added.  The play set could not be salvaged, so it will be added to next year’s budget.  New sand will be added to both beaches.  A dock was installed in the lake beyond the swimming area. 
• The basketball hoop rims were replaced. 
• New garbage cans were placed at the boat launches. Boat racks were replaced where needed. If boat stickers do not adhere to your boat, the sticker can be worn as lanyards, which are available at the Administration building.  All boats must be off the racks by November 15^th.
• A new heating system was installed at the Lodge.  The front of the building got a new façade.  The saunas are up and running, the bathrooms were finished.  New lockers were installed.  The siding is still being worked on.  Unforeseen maintenance issues on the pool heater, boiler and general maintenance of the pool and dehumidification system were completed. Picnic tables and umbrellas were added.
• The third compactor was finally repaired, however, when the contractor was delivering a replacement compactor electrical wiring was damaged and needs to be replaced.  The salt sheds are being repaired. 
• The Clover Road Dam project is moving along with RKR Hess.  Wetland investigation and boring has been done.  A topographic survey of the bridge was completed.  A draft of the design concepts is completed.  Currently two box designs are being considered. Applications for permits are submitted.  The work so far will be submitted to DEP for review.
• Outdoor pool got a face lift.  The snack shack got a new roof and siding.  An overhang with a deck was added for additional seating. A badging hut was built and a changing room was added.  Two cabanas were installed to provide shade.  A new pool cover was purchased.
• The mail house at the main entrance received a new roof. 

Under New Business:

• Rules and Regulations Update.  A resolution will be voted on based on the advice of our counsel.  The resolution was based on complaints from the members on the ages of children allowed at the amenities and events.  After much discussion from the board and the floor, this resolution was tabled and will be discussed at the next workshop. Discussions included a 14 year old signing a release form since that is the age that a child must be to come in unattended or to accompany anyone 10 years and older;  how does it affect our insurance, how do you plan on enforcing this rule; water aerobics cannot babysit children while they are working out; the staffing are not doing their job.
• Upcoming Events:
  • September 28^th – I love the 90’s
  • October TBD – Movie Night
  • October 26^th Halloween Parade organized by Jason Bradley.  Starts at Administration building at noon and continues to the Lodge for Trunk or Treat.  There will be a Halloween Party in the evening.
  • November 2^nd Wine Glass Paint and Sip
  • November 9^th – Veteran’s Day Brunch
  • November 16^th – Down Home Christmas Event – Off Broadway troupe- Ticketed Event
  • Halloween decorating Event – Deadline October 15^th.
  • December 15^th – Breakfast with Santa
  • Thirsty Thursday started back up
  • Standing events are trivia, craft circle, karaoke and bingo

Committee Reports    

Buz Whelan, newly elected chairperson, spoke on behalf of Finance and Planning (F&P).   The committee met on September 20th to go over the financials.  He stated the for the month of August, Administrative expense total was $77,742 while Year to Date (YTD) the total was $254,786.14; Maintenance expense total for the month was $113,344.52 and $417,830.90 YTD; Community expense totals for the month were $23,212.14 and $80,987.22; Public Safety expense totals were $39,632.47 for the month and $113,607.96 YTD; Boat rental income were $120 for the month and $1,500 YTD.  The expense for the boats and equipment was $6,000 and $1,800 in electric costs.  If you amortize the cost of the boats and equipment we have an estimated amount of $5,400 in inventory. Dues income was $643,162.42 YTD, prior years dues income was $99,699.07 YTD, Dues interest was $41,486.06 YTD, dues late fees was $18,339.25, Collection fees was $1,627.32 YTD bringing our total to $804,314.45YTD.  The current dues collection rate is 72.26%.  On the delinquent collection report, in-house collections were $229,952.28 and $31,586.00 for members on a special payment plan for a total of $261,538.28 for the month of August.   YTD the total collection by Nicole Clemens was $663,702.18.  Kudos go to Nicole Clemens for her aggressive collections.  Bar and grill income was $11,719.29 for the month, $12,792.14 for access cards attributed to the bar and grill and $8,245.56 for inventory which totals $32,454.99 for the month of August.  Bar and Grill cost of operation for the month was $17,712.96.  This figure includes salaries, taxes and supplies.  Excess income of $14,742.03 can be utilized for future maintenance.  Our trash removal expenses are under control thanks to Darryl Gamble’s plan at the compactor.  Kudos to Mr. Gamble

Whelan handed the floor over to Kathy Leslie-Whelan who stated that the events at the Lodge did well.  Tribute to the 60’s and 70’s income was $1,957.75 and had 50 people attending.   Back to the 80’s income was $2,586.25 with 55 people in attendance.  Dive-in movie night income was $647.25 with 37 people in attendance.  The Lodge also did well when there were no events.  More people are coming out and using the facility.  Other events such as trivia, karaoke, bingo and Thirsty Thursday night did well also.  As to rentals we currently have 309 short term rentals and 102 long term rentals. LTR’s are up by 7. Finally $250 was donated to AWSOM on behalf of bingo.

Real Estate committee was reported on by Bill Baehr who is the board liaison.  Currently the committee is updating posters that will be laminated and hung in STR properties with the Rules and Regulations related to them.  The committee also feels that the amenity passes are priced too high.  Brianna in our Administration office stated that rentals are slower this year compared to last year and that a few STRs are converting to LTRs

Rules and Regulations met on September 2^nd.  They have 2 new members and are going to refocus their review on unsightly properties again.  One member spoke of a property where the SPCA removed two dogs and many cats.  In addition, the number of dead dogs and cats was too numerous to count.

Maria Tirado-Quinones stated the Appeals Committee will meet later on in the day.

Director’s Comments

Connie Simpson would like to plan a games club at the community center.  She is recommending that the club meets on Mondays at 1:00 PM.  Various games and cards can be played and possibly a pot luck meal.

Bob Leon stated that while bike riding, parents need to wear helmets.  If you walk or ride a bike you should do it on the side of the road facing traffic.

Mike Camino thanked maintenance for the speed bumps and filling pot holes.  He hopes to see the speed bump painted.  He stated that this is a new board and a new year and they need to work on communications.

Maria Tirado-Quinones thanked Nicole Clemens and Darryl Gamble, the Lodge staff and maintenance for planning the 50^th Anniversary event.  She brought attention to the new format of the Emerald Newsletter and stated that we are looking for submissions from the members.  There will be an electronic version as well as a paper version.  Everyone gave kudos to Maria for the new format.

Dave Borsos recognized Maria for the work on the newsletter.  He also thanked everyone who voted for him. He reminded people that the Emerald Ladies were collecting plastic.

Bill Baehr thanked the mystery rock painters.  It is a nice surprise to come home and a painted rock.

Chris Claude asked about the attendance and cost of the 50^th Anniversary celebration.  He was told 300 +.  It appeared that everyone had a good time.  The 50/50 led to $550.00 being donated to the American Cancer Society.  The cost was approximately $4K but a lot of supplies were recycled from items in inventory.

Claude also thanked Darryl Gamble, Nicole Clemens and Bob Bulin and his staff for doing what they do.  He also thanked committee members for volunteering.

Public Comments

          Susan Gray stated that it was a long morning and that she just moved in on Island Drive.  She inquired if we checked permits on construction sites.  She was told that Public Safety does that.  She also has a concern about a dangerous intersection on Island and Overland.  She feels that it is a racetrack where there are no stop signs to slow down speeders.  Her family almost was hit by speeder and there could have been two deaths.  She witnessed a car and a bicyclist that collided and thank god no one was hurt.  It is a frightening area and someone is going to get killed one day.  She would also like to see Children at Play signs installed. She was told that Public Safety would patrol more, and she gave our staff permission to use her property.

          Vickie Mebus a.k.a. Lyn Taylor stated that she submitted a written request to have Minsi Trail and Iroquois Road paved.  They are falling apart.  She also questioned how much money was spent on Halloween decorations.  The decorations are over the top.  She was told that most decorations were taken out of storage.  She also questioned the property that is currently for sale for $99K that used to belong to Emerald Lakes that are wetland.  How many other properties were sold or given away?  Who/why was it sold?  How many other properties in the development were sold?  Who sold them? Where did the profits go?  She was told that in 1994 properties were reclassified to Class 6.  The property in question was lost in a tax sale  in 1994 and bought back for $300.  In 2005 the property was bought back for $300 but it was lost again.  Mebus a.k.a. Taylor questioned the audit report and asked why we wrote off money due to us.  She was told that they were uncollectable accounts.  Some dues/fines are over 12 years old and are uncollectable.  We have over $5M in uncollectable accounts and you will continue to see that addressed in our audit.  Our CPA and attorney recommended we write those uncollectable funds off.  Finally she called for a resolution for forensic audit.  She stated that we are writing off debt and selling wetlands and maybe other things.   She was told that there is no reason to do this audit, and it is very expensive. 

          Kathy Leslie-Whelan stated that she was pleased with the awesome audit report that Emerald Lakes received.  Some of the comments from our outside auditor at the annual meeting were that “there were no material errors”, “we have increased reserves”, “we are in a good spot”, “they see improvement in our numbers”, and “there was a lot of upkeep to our community which improves the value of our homes”.  Thanks to Darryl Gamble and Nicole Clemens for all the work they do on the budget but there is an individual that goes unrecognized.  His name is Tom Mugan, and he is our in house accountant.  He is very quiet and low key, but he does a wonderful job and he is one of the reasons that we did so well on our annual outside audit.  Please give Tom our kudos for his wonderful efforts.  In addition, she recognized Melvin Collado at the compactor for helping the Emerald Ladies with our Trek bench plastic collection.  Melvin is now an honorary member of the Emerald Ladies Men’s Auxiliary.   Containers are located at the compactor, the Lodge and at the Mail house in the Estates.  The Emerald Ladies extend their thanks to Melvin.  Please help us reach our collection goal.  We need a little over 100 lbs per month over the next four months.

          Alicia Cortes is happy that the age for karaoke has been changed and it is no longer just for ages 18 and over.

          Buz Whelan of Beaver Dam Rd stated that he is relaying the following information on behalf of Frank Girgenti. Yesterday a team of animal control people, Tobyhanna supervisor, zoning officer and township attorney after evaluating a nuisance property in Emerald lakes, got an injunction which evicted the tenant and condemned the property.  The tenant has 30 days to leave the property and the owner has 90 days to clean up or correct the numerous issues.  If the property is condemned he recommends that the board consider trying to take ownership of the property in exchange for back money that the owner owes.  Whelan also thanked Maria Tirado-Quinones for the wonderful job she did on the Emerald News and is thrilled that she will try to make herself available when the document is put together.  In addition, Whelan stated that they may go back to “Letters to the Editor” that are positive and do not bash anyone one or the Association.  This will allow the membership to express themselves.

Joan Gregorio of Clearview stated that she uses water aerobics for health reasons.  She is not a baby sitter.  She asked who was responsible to remove a child that is misbehaving.  She was told to see whatever staff was there for the day.

Louise Leon of Clover Rd thanked the board and loves them.  And she just wanted to confirm that there were no activities for adults only. It was confirmed.

Linda Shuey of Mountain Top Rd thanked Gamble for fixing the salt shed and painting the speed bumps yellow.  She also thinks the Zoom meeting ideas is great; however, the public should not have to sign a waiver.  It will discourage people from listening in.  She also said that her ID was not checked, so she can confirm that staff is not doing what we are paying them to do.  Job descriptions need to be developed.  Shuey also encouraged people to join committees to see what was going on. 

          Eighteen (18) new members were welcomed to the Community.

          A motion was made by Maria Tirado-Quinones to adjourn.  It was seconded by Mike Camino.  Meeting adjourned at 11:32 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 9:34 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.