By Kathy Leslie-Whelan

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

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

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

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

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

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

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

Under Old Business

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

Under New Business:

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

Committee Reports   

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

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

Real Estate committee did not meet this month.

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

Director’s Comments

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

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

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

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

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

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

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

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

Public Comments

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

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

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

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

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

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

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

Reporters Note: I write these reports based on notes taken during the meeting.  I get no special consideration or cooperation from the board.  I try my best to report accurately, but occasionally mistakes will be made.  I invite correction and have no desire to intentionally mischaracterize any comments or actions.

By Kathy Leslie-Whelan

          The meeting was called to order at 9:33 AM. All board members were present.  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 March’s board meeting minutes.  A motion was made by Connie Simpson and seconded by Bob Leon.  It passed unanimously. 

Whelan started his President’s message by talking about potholes.  If you are a new resident here you should be prepared to encounter potholes not only in Emerald Lakes but all over the Poconos.  We live above the freeze thaw line where water goes under the pavement and freezes and expands numerous times over the season.  In addition to this, the pressure of traffic on the roads causes potholes to appear.  This problem is not unique to Emerald Lakes.  Maintenance is doing the best that they can.  Darryl Gamble stated that we already have gone through 3 truckloads of patch material and currently are on a waiting list.  Penn Dot has first dibs on the supply.  We use cold patch, which is more expensive, in the fall when the plants close.  Currently we have 6 pages of lists of roads to be taken care of.  Gamble has driven on these roads and is having the worst pot holes fixed first.   In some cases, like Red Fox Rd, the holes are too extensive and will be repaved once the outside contractor is hired.  Whelan added that if you live on a no outlet road, holes may go unreported.  Please report these roads so they can be added to the work schedule.  Part of the price of living here and having paved roads is potholes.  Whelan asked the membership to be patient.

Whelan turned the floor over to our Treasurer, Bill Baehr for his report.  Baehr stated that we are in decent shape and during March we operated within budget. Our income from dues for the month was $86,228.50.  Our collection rate was 76.67%.  Last year at this time our rate was 73.74% which shows us 2.93% ahead of last year.    Dues collected Year to Date (YTD) was $1,722,364.58; Bank and Rental income is $29,362.38 for the month; CEO revenues are $27,890.17 for the month; Public Safety violations were at $200 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 $18,092.56 for the month; Miscellaneous income which includes newsletter advertising, resale certificates and misc income was $1,970.69 for the month.  March income totals are $163,744.30.  On the expense side which includes, Administration, General and Professional services, Public Safety, Maintenance, Recreation, Bar and Grill, Community Center, Insurance and Utilities  was $215,572.21 for the month.  Our cash assets are $1,046,082.33; Reserves are $545,588.02; Investments are $129,138.43.

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

Connie Simpson questioned the procurement of 2 trucks where we took out a loan to pay for them during Covid.  The vehicles were needed for snow removal which saved the community money by not having to hire outside contractors.  Simpson was upset since she feels we are not following our bylaws. 

Under Old Business

• Resolution # 042724-01 2024/2025 Budget Approval as presented to go into effect on May 1^st.   Whelan opened the floor for public comments on the preliminary budget.  Linda Shuey stated that $13K for a changing room was too high and that there were other options such as buying a small 6×6 shed.  She also questioned why we were not doing a bathroom there.  On a side note, Claude has been researching other options for a bath house, however, the Sewer Enforcement Officer (SEO) has informed us of the many obstacles. Resolutions are still needed and being researched. As an example, we cannot use septic storage tanks.  Shuey feels boat registration should be free since we do not charge for other amenities.  Amenities should be covered by our dues so this charge is unfair.  Finally, Shuey was unhappy with the $40K for events.  Chris Claude made a motion to accept the budget as presented to the membership.  It was seconded by Mike Camino.  The resolution passed unanimously. 
• Before the next 6 resolutions were read, Whelan complimented Debra Rowe and the Rules and Regulations Committee for their diligent work on the resolutions they were presenting for approval.  The committee will meet monthly but will present their changes twice a year. 
• Resolution # 042724-02 Emergency 911 sign.  The fee structure for not having the emergency service signs displayed at the end of the driveway for emergency vehicles is 1^st offence a 15 day warning.  2^nd offense at $50 fine.  The motion was made by Connie Simpson and seconded by Maria Tirado-Quinones.  It passed unanimously.  
• Resolution # 042724-03 for unauthorized posting of signs.  These signs must be removed immediately.  First offence is a warning.  Second offense is a $50.00 fine.  The motion was made by Connie Simpson and seconded by Chris Claude.  It passed unanimously. 
• Resolution # 042724 – 04 on speeding.  The new fee structure is anyone caught speeding 1 to 10 miles over the speed limit will receive a fine of $50 for the first offence, $75 for the second offense and $100 for the 3^rd offense.  For any speeder caught traveling 11 to 15 miles over the speed limit, a fine of $100 for the first offence, $200 for the second offense and $300 for the 3^rd offense.  For any speeder caught traveling 16 to 20 miles over the speed limit, a fine of $150 for the first offence, $300 for the second offense and $500 for the 3^rd offense.  21 miles over the speed limit is considered reckless driving.  Warnings are at the discretion of Public Safety and the offender will be fined accordingly.  The schedule of multiple offenses will be reset every May 1^st.  The motion was made by Connie Simpson and seconded by Chris Claude.  It passed unanimously. 
• Resolution # 042724 – 05 states that no person may engage in disorderly conduct when present upon property owned by the Association or when communicating with Association staff.  Disorderly conduct occurs if a person; a) engages in fighting or threatening, or in violent or tumultuous behavior; b) makes unreasonable noise; c) uses obscene language, or makes an obscene gesture: d) creates a hazardous or physical offensive condition by any act which serves no legitimate purpose of the actor.  The motion was made by Connie Simpson and seconded by Chris Claude.  It passed unanimously. 
• Resolution # 042724 – 06 for Unsightly property.  On page 18 of the rules and Regulations document, Section 1 add, Contractor must follow all items under Building Procedure Compliance.  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.  Page 27, “Fines shall include that a written warning will be issued to comply with required clean up to be done within 15 days of written notice with exceptions. 1^st offense is $50, second offense is $100, subsequent offenses $200.”  The motion was made by Connie Simpson and seconded by Chris Claude.  It passed unanimously. 
• Resolution # 042724-07 for the Clover Road Bridge.  The board authorized that RKR Hess to begin preliminary engineering work for the replacement of the Clover Road Bridge.  The motion was made by Maria Tirado-Quinones and seconded by Mike Camino.  It passed unanimously. 
• Resolution # 042724 -08 for failure to stop at a stop sign.  Fines will be lowered to $100 for the first offense and $200 for the second offense.  The motion was made by Connie Simpson and seconded by Bill Baehr.  It passed unanimously.  It is important to note that the number of offenses is counted by the number of offenses that happened during a fiscal year. 
• Amenity update from Darryl Gamble are as follows
  • New heating and air conditioning units at the lodge are being installed now.  Currently the electrical work is being completed.  One older unit will be left on the roof as a backup unit.
  • Pine Tree beach is being cleared for the boat rental shed and boat racks.
  • A shack was built for the entrance at the outdoor pool for badge checking.  The snack shack is being worked on also.
  • Potholes were addressed above.
  • Prep for summer is underway.  The amenities will open for the Memorial Day weekend and weekends until school is dismissed for the summer which is June 4^th. 
  • The floating dock for Main beach will be installed once all the permits are received.
  • The Main beach play set installation is delayed due to the authorized representative for the manufacturer of the play set.  We are on a waiting list.  Gamble will reseed that area so that it will look more pleasing until the unit can be installed.
  • Currently we are hiring for the summer season;

Under New Business:

• Buz Whelan and Darryl Gamble never stopped working on bringing bingo back.  They are working on getting Bingo back up and running.  Bingo will be held on Sunday afternoons.  Currently, they are looking for a dependable individual and a back up to call bingo.  We will be able to do cash prizes as well as having a cash pot carry over.  Players will be asked to pay $5 each.  This money will be contributed to a 501C nonprofit charity on a monthly basis.

Committee Reports    

Maria Tirado-Quinones spoke on behalf of the Appeals Committee.  Six cases were heard.  Five cases had reduced fines.  One case was upheld.

Dave Borsos, chair of Finance and Planning (F&P),   stated that they met on April 19^th.  He stated that events at the Lodge are doing well.  On April 12^th for Movie night income was $1,200.30; April 6^th, when there was no event, income was $982.50.  On April 16^th for karaoke, income was $938.95. Borsos stated we are operating in the black and within budget.  He feels it is good that the board is moving forward with new things while maintaining what we have.  Our budget is being handled properly by the Board and Management.  Borsos stated that we currently have 2 full time and 4 part time staff in Public Safety, the transfer fee is being raised to $500; inventory for the bar and grill is $8,666; the collection rate is at 76.67%.  Borsos ended with requesting a meeting to be scheduled with a financial advisor regarding our investment account that will occur sometime in the new fiscal year.

Real Estate committee did not meet this month.

Debra Rowe spoke on behalf of Rules and Regulations.  She was pleased that all the resolutions submitted by the committee passed.  She also thanked Bob Leon for serving on the committee as liaison and announced that Connie Simpson will replace him.  The next meeting is scheduled for May 8^th.

Director’s Comments

Maria Tirado-Quinones stated that with the nicer weather she would like to see a community wide yard sale at the Lodge.   She also stated that Chris Claude has received CAI certification and she is currently working on hers.  A new bylaw will be presented to the membership making this a requirement for board members.  Finally she stated that she felt it was not a good idea for the members to try to install cold patch on their roads.

Bob Leon stated that he has been reassigned to gather and distribute committee minutes to the board.  He stated that there are 42 homes currently for sale in Emerald Lakes ranging from $165K (listed for 79 days) to $899K (listed for 96 days).  21 homes have come on line this month.

Bill Baehr stated that he is in his 6^th year living in Emerald Lakes.  He feels the bar and grill and events are great times to meet new friends.  He feels events are important to a HOA.

Chris Claude reminded the members of the following events

• Speakeasy – tonight
• Soda Shop and Car Hops – May 25^th
• Community Car Show – May 26^th
• Latin Night – June 29^th
• 60’s and 70’s Night – July 27^th
• Back to the 80s – in August
• Love the 90s – in September

Connie Simpson stated that a bocce ball court is being installed at the Lodge

Mike Camino reminded the membership about the beautiful weather and to slow down so as not to run over kids and dogs.  The bears are awake and trash should be locked up.  He also asked the membership to have their septic systems pumped and inspected.  Camino complimented the new menu at the Lodge and encouraged people to come out and sample it.  Finally he asked people to come to a full stop at stop signs and wait for 3 seconds before moving on.

                   Buz Whelan stated that he has produced 13 ticketed events at the Lodge.  Professional entertainers were brought in from comedians and singers to off-Broadway troupes.  The off-Broadway troupe is scheduled for another event on November 16^th of this year.  It will be a Christmas themed event. 

          Darryl Gamble stated that members not in good standing are encouraged to come in and get back on track.  Staff will help them work out a payment plan. 

          Nicole Clemens stated that the new system replacing Frontstep, called Enumerate is doing well.  Members are using the system and can make payments.  Automation payments are available to members who are taking advantage of quarterly payments.

Public Comments

          Dave Borsos stated that awhile ago he worked on the Rules and Regulations document to eliminate redundancies. 6 new resolutions were approved on the document.  Chair Debra Rowe stated that they were not new rules but updated of items already in place.

          Linda Shuey stated that if the board votes to change something they need to do a good job of correcting the current document.  She feels new rules are needed for the float; the emergency 911 signs needs to be explained and she wants to know the total cost of the boat rental program.  She also stated the obvious about running these programs through our insurance.

          Debra Rowe thanked Darryl Gamble for listening to the water aerobic folks taking advantage of the Sunday brunch for adding turkey bacon to the menu.

Louise Leon thanked the Board and Management for their work.  She stated that the bathroom renovations are incredible and she wishes she could move into the Lodge.

          Five (5) new members were welcomed to the Community.

          A motion was made by Mike Camino to adjourn.  It was seconded by Connie Simpson.  Meeting adjourned at 11:33 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. Six board members were present. Chris Claude 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 February’s board meeting minutes. A motion was made by Bill Baehr and seconded by Bob Leon. It passed unanimously. Whelan started his President’s message by saying that if you are going out today, please walk and drive carefully. It is very icy out. Our local weatherman, Kevin Derk reported this morning that we should break out of this freezing temperature in two days when temperatures will be in the 50s. The board spent most of the time during this week reviewing the preliminary budget. He thanked Management and the Finance and Planning committee for the excellent document that was presented to the Board. Whelan turned the floor over to our Treasurer, Bill Baehr for his report. Baehr stated that we are in good shape and during February we operated within budget. Our income from dues for the month was $318,365. Our collection rate was 75.20%. Last year at this time our rate was 71.11% which shows us 4.09% ahead of last year. Dues collected Year to Date (YTD) was $1,636,136; Public Safety violations were at $0 for the month; rental program is $100,643: Community Center/Recreation was $19,286 for the month; Bar and Grill income was $9,597 for the month; Miscellaneous income which includes newsletter advertising, resale certificates and misc income was $1,903 for the month. On the expense side which includes, Administration, General and Professional services, Public Safety, Maintenance, Recreation, Bar and Grill, Community Center and Utilities and Communications was $269,071.72 for the month. Our cash assets are $967,858; Reserves are $547,372; Investments are $129,138.A motion was made by Bob Leon to accept the Treasurer’s report. It was seconded by Connie Simpson. It passed unanimously. Under Old Business• The Enumerate system is live. You can now pay your dues or make payments on line. Over 400 residents are now on the system. The system will automatically send out notifications to the members to join every two weeks for the next year. The membership was advised to set up their preferences for what they want sent to them. • The Clover Bridge resolution for replacing the bridge should cost between $750K and $1M. The resolution will earmark monies in the budget over the next 4 years. Maria Tirado-Quinones, Secretary, read resolution #03232024-01. Resolve that the board approves the allocation of $250,000 in reserves each year for 4 years to fund the Clover Bridge repair/replacement. Mike Camino seconded the resolution. All board members approved this resolution with Claude voting by proxy.• Public Safety vehicle skid on the ice and was a no fault accident and was totaled by our insurer. The vehicle was replaced with a 2024 same make and model vehicle. The cost of the vehicle was $33K. We received $18K for our insurance company and the balance was taken out of reserves. The new vehicle has had letters and lights installed and the vehicle is currently on the road. Under New Business:• The preliminary budget for 2024/2025 was discussed. The dues collection rate was set at 77% which is 2% higher than last years. Management feels this is a realistic number. The annual subtotals for dues are $1,874,265. Under income, the annual total for Public Safety is $10,000; Bank Revenue $22,500; Rental Revenue $743,500; Code Enforcement $140,000; Community Center/Recreation $304,000; Miscellaneous Revenue $77,750 for a total of $3,172,015. Under income the following changes were made: Resale certificate went from $150 to $500. The average on the mountain for other HOA’s is $500. An expedited certificate will costs and additional $50; the cost to register a water craft will now be $15.00; fishing permit $10 and boat rack rental $20. Boat rental income $12K. We currently have 10 boats in the program. Under expenses Administration $628,540; General and Professional $46,500; Maintenance $1.3M; Public Safety $247,700; Bar and Grill $139,000; Community Center $168,750; Insurance $159,109; Telephone/Utilities/Communications $3,087,399 for a grand total of $3,172,015. Our income is listed at $84,616 over expenses. On the preliminary Capital Budget $641,015 is the Total Capital Contributions with distributions at $498,000. The distributions include $80K for a new heating system at the Community Center. The system will allow us to heat or cool by zones and is being installed as a precautionary measure since we still have old piping in the building. Under the preliminary budget for Reserves there is $350,000 for existing reserve balance; dues to reserves $458,088; Investment Account $129,000. Total reserve is $937,088. On the expense side is $250,000 for the Clover Bridge which leaves us with $687,088 in reserves after expenses. Maria Tirado-Quinones, Secretary read Resolution # 03232024-02. Resolve that the Board approve the 2024-2025 preliminary budget as presented to the membership for comment and review for a period of 30 days. Bill Baehr seconded the resolution. All board members approved this resolution with Claude voting by proxy. Committee Reports Maria Tirado-Quinones spoke on behalf of the Appeals Committee. Five cases were heard. One case was upheld.Dave Borsos, chair of Finance and Planning (F&P), stated that they met twice in March. On March 15th the committee reviewed the preliminary budget and on March 22nd the committee met to review the financials. He stated that when events are planned at the Lodge, the attendance and income are up. The highest income producing event was the St Patrick Day event. Revenue was $1,720.25 with 53 people in attendance. Coming in second was Island Beach Party at $1,176.50 with 51 people in attendance. Karaoke income was $1,153.62 with 26 people in attendance. Events are doing well and bring in income. Borsos stated that short term rentals are at 321 and long term rentals at 85. Bar and Grill income is covering expenses. Vandalism expenses are up and we still owe $85K on the two trucks that were procured. 20% of income for amenity passes will be credited to the bar and grill income. Since the inception of Emerald Lakes Association we have $3M in back dues.Hillary Decker spoke on behalf of Rules and Regulations. She stated that there was a problem in communication. They feel the information submitted is not getting to the Board. Brian our Chief Public Safety Officer and Darryl Gamble will attend their next meeting. Maria Tirado-Quinones spoke on behalf of Chris Claude for the Real Estate committee. They talked about the new Tobyhanna policy with adding an addition 2 people to short term rentals. In addition they are reviewing and updating their charter.Director’s CommentsMaria Tirado-Quinones thanked the staff for everything they do.Bob Leon stated that there are 28 homes currently for sale in Emerald Lakes ranging from $209K to $945K. These homes have been on the market from 1 to 238 days. He feels that some homes being procured are going back on the market with a few months so he thinks we have homes being flipped. He also has noticed that some homes are pulled off the market after being listed too long and reappear after a while to start the clock again.Bill Baehr commended Chris Claude for the work of the Recreation Club. He stated that the Bar and Grill would run in the red without the events. He encouraged the membership to come out to the events.Mike Camino read comments from the FaceBook page that steams the meetings. They were what are the plans for paying off the truck loans? Will the Board be getting training for CAI certification? Connie Simpson reminded the members that the menus for the Lodge are on the Emerald Lake Lodge & Recreation FaceBook page and that food from the grill is available for takeout. Buz Whelan announced that the preliminary budget is available now for review over the next 30 days. He stated that our budget is complex and has high praise for Management and the Finance and Planning committeePublic Comments Dave Borsos stated that the budget is complicated and is a balancing act. Kathy Whelan gave a shout out to Chris Claude for all the work he has put into the Recreation Club. Claude has also spent his own money on some events. She understands, since Buz Whelan and Lola Lauri sponsored events at the community center and also put money out of their pockets into these events. Louise Leon thanked the Board and Management for their work. She stated that the bathroom renovations are incredible and she wishes she could move into the Lodge. Debra Rowe asked if we can pay dues on-line with Enumerate. She was told yes. Nine (9) new members were welcomed to the Community. A motion was made by Mike Camino to adjourn. It was seconded by Bill Baehr. Meeting adjourned at 11:09 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 9:31 AM.  All board members were present.  Bill Baehr joined the meeting via phone.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. 

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

Whelan started his President’s message by saying that a resolution was being presented for a vote that dealt with bad behavior.  He stated that people are directing their anger at the wrong people.  The receptionist and the guys at the compactor are only following the rules.  They are not setting the rules.  The resolution is to protect staff and as well as neighbors.  During the winter, while snow is on the ground there are many people taking advantage of letting their dogs run free on Pine Tree.  He just wanted to remind other dog owners that that is available at this time.  Whelan also spoke about our 50^th Anniversary celebration.  He is starting a log to start documenting events and accomplishments that happened over the last 25 years.  This will supplement the brochure that was released at the 25^th Anniversary in 1999.  At the 25^th Anniversary a banquet was held at Camelback as a way to celebrate.  Whelan would like to keep the costs manageable.

Whelan turned the floor over to Dave Borsos, who is the chair of Finance and Planning, for a Treasurer’s report.  Bill Baehr, our Treasurer, was available by phone.  Borsos stated that during January we are doing well.  Our collection rate was almost 77%.  Dues collected Year to Date (YTD) were $1,371,275; rental program is $588,396 YTD; Public Safety/Code Enforcement Officer is $139K YTD; Bar and Grill income is $65K YTD; on the expense side we are over budget by approximately $33K. February is the final quarterly payment so he anticipates that overage to level out.  There is $582K YTD in reserves and $129K in investments.

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

Under Old Business

• Whelan read Resolution #02222024-01 for Bad Behavior which stated “Abusive language or behavior directed at another person or staff member shall not be tolerated and shall be punishable by a fine and possible loss of amenity privileges.  Aggressive or threatening behavior or physical assault against another person or staff member shall be punishable by a fine, loss of amenity privileges and shall be reported to PMRPD.”  Camino had concerns that we had the authority to act on threatening or physical behavior toward another member.  He felt it could cost us money legally.  Whelan withdrew the resolution and will talk to the attorney.  This issue will be addressed at the next workshop.
• The boat rental program is set to start on Memorial Day weekend and will continue till Labor day weekend.  Boats, paddle and oars have been purchased.  The release form is currently with the attorney for review.  Gamble is currently looking for a prefab shed to house the equipment.
• 50^th Anniversary Celebration was discussed above in the President’s Opening Statements.
• ARC workshop will be multi faceted and will include a septic section, well section, permit section, regional police section and chimney maintenance.  Hopefully it can be done in September. 

Under New Business:

• The play set at Main Beach will be removed since it cannot be repaired.  A decision by the board has to be made as to the location the new set will be placed.  Two options are to put it in the same place or that since the beach is so crowded to move the unit across the street and extend the sand on the beach and add more table sets.  Whelan accepted a motion to authorize the General Manager to purchase the play set and install in the same location.  The motion was made by Mike Camino and seconded by Bob Leon. Motion passed by a 5 to 1 vote.  Chris Claude voted no.  He would like to see the unit moved across the street and the beach expanded.

Committee Reports        

Dave Borsos, chair of Finance and Planning (F&P),   stated that they met Thursday.  He stated that when events are planned at the Lodge, the attendance and income are up.  The highest income producing event was the Christmas movie night.  Football Sundays did not fare as well.  He stated that the committee was looking forward to seeing the Kipcon Reserve Study.  Borsos further stated that there is $474K in reserves and would like to get our reserves in a higher interest bank account.  The committee would like to see plans in the budget for a new front loader.  March 15^th is the next scheduled meeting.

Hillary Decker spoke on behalf of Rules and Regulations.  She inquired if the board had a chance to review their suggestions that they submitted.  Whelan stated that they did not have a workshop in February due to not everyone being available and that this item will be discussed at the next workshop.  Whelan wants to see a tiered fine structure. 

Maria Tirado-Quinones stated that the Appeals Committee did not meet last month.  The next scheduled meeting will be on March 9^th.

Chris Claude stated that the Real Estate committee did not meet that month.

Director’s Comments

Maria Tirado-Quinones announced that since she is the Secretary, she will start taking the minutes for these open meetings.

Bob Leon stated that there are 27 homes currently for sale in Emerald Lakes ranging from $250K to $1M. These homes have been on the market from 2 to 210 days. He feels that some homes being procured are going back on the market with a few months so he thinks we have homes being flipped.  He also has noticed that some homes are pulled off the market after being listed too long and reappear after a while to start the clock again.

Chris Claude gave a list of the events that the Recreation committee is sponsoring.

• March 9^th – Karaoke
• April 13^th – Karaoke
• May  11^th – Karaoke
• March 15^th – Trivia
• April 19^th – Trivia
• May 17^th – Trivia
• February 24^th – Island Beach Party
• March 16^th – St Patrick’s Day Party
• April 27^th – Speakeasy Party
• May 25^th – Sock Hop
• May 26^th – Car Show

Other events being discussed is an 80s Night and a Latin Night.  The Recreation Club is shooting for the last Saturday of the month events.  In addition, a new FaceBook page was started by the Lodge which will identify events.    The group is called “The Emerald Lodge & Recreation”.

        Connie Simpson stated that the new site will post menus and job openings.  She also thanked Management for the new playground at Main Beach.

        Mike Camino stated that the renovations that are being done to the bathrooms look so nice.  Maintenance is doing a great job.

Buz Whelan stated that whether there is an event or not at the Lodge, it is a great place to have a drink or a meal.  The staff is welcoming.  He also congratulated the staff on the Sunday Brunch.

Bill Baehr stated that he hasn’t been able to do Trivia for the last few months but thanked Brian Coe and Chris Claude for filling in.

Public Comments

          Hillary Decker asked if the floaty things project is still a go.  She was told yes, that a dock will be going in at Main Beach.

          Dave Borsos stated that he thinks it is okay to repeat events for the ARC event.  He also stated that the bar and grill had a good income for the month even though it was closed for a few weeks.  He also stated that we should remind our men of the speed limit in the community.  He is happy with the new play set being ordered since that set is used heavily.  He also feels that more tables and bench can be installed.

          Zach stated that he procured his property and joined the community a year ago.  He is on the Real Estate committee and they did meet but they are stalled since they do not have an action plan.  He likes that there are a variety of members on the committee.  He joined to ensure that short term rentals are in compliance.  He questioned what was being done on the Administration rebuilding and work on the Clover Bridge.  He was told that the Clover Bridge work is a lot more than anticipated so the new Administration building is on hold.  These items were discussed in detail at the last meeting so he was given a copy of the minutes.

          Dave Borsos stated that he went over past resolutions and on July 22, 2006 there was a resolution to reward citizen for turning in infractions and a resolution on May 24, 2003 addressing a harassment policy.

Hillary Decker told Zack that Tobyhanna Township is currently addressing long term rental issues.  They will be discussing putting a 10% cap on rentals.

          Ange Noonan stated that the Emerald Ladies are having fun and talked about two current projects.  The Trex recycling program is addressed in the ELA Newsletters and she is asking the membership help to collect plastic.  Bins are currently at the shed in the compactor area and the mailboxes at the Estates.  Once we collect 1,000 lbs of plastic, we could win a trex bench which will be donated to the community.  There also is a Blue Zone series being held at the Lodge.  It is a fun way to learn how to live a healthy life.  See the Emerald Lakes Newsletter for further details.

          Zack would like to see the Real Estate Committee work in conjunction with the Emerald Ladies on the ARC event.

          Five (5) new members were welcomed to the Community.

          A motion was made by Chris Claude to adjourn.  It was seconded by Connie Simpson.  Meeting adjourned at 11:07 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 9:32 AM.  Six board members were present.  Maria Tirado-Quinones 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 December’s board meeting minutes.  A motion was made by Bob Leon and seconded by Bill Baehr.  It passed unanimously. 

Whelan started his President’s message by stating that he read  many complaints on FaceBook that say that there are too many rules and regulations and that the Association sets them as a way to get money.  He assured the membership that only the people that don’t obey the rules have to pay.  The rules are to protect the value of the homes and secondary they are for the safety of the membership.  He further said that some unsightly properties on Sullivan Trail are worth a lot less than the homes in Emerald Lakes.  Regional police cannot enforce our rules and regulations pertaining to speed limits and stop signs.  Brian Goff, Chief of Public Safety and his staff are doing an excellent job in enforcing our rules.  They are now assisting in the work that was performed by our Chief Compliance Officer, Ralph Musto, who recently passed away.   They take the time to explain what is wrong and give time for corrective action.  They are not trying to hurt people financially; they are trying to protect property values and safety. Anyone that wants to obtain a copy of the Rules and Regulations can get a copy at the Administration office or on line at our website.  Ignorance of the law is no excuse.

Whelan turned the floor over to our Treasurer, Bill Baehr for his report.  Baehr stated that during December we operated within budget.  Our collection rate is 77.31% while last year we were at 73.35%.  This is up 4.35% over last year.  On the income side for December we are at $94,782 for dues and fees; $350 for Public Safety; $37,437 for rental revenue; $10,707 for Code Enforcement; Under Community Center/Recreation Revenue we are at $5,660 for Access Cards, $0 for Boat Registration/Fishing Permits, $8,928 for Bar and Grill income, and $480 for Event Income which totals $15,068; Misc income which includes Newsletter Advertising, Misc. income, Resale Certificate Fees is $3,080.  The total monthly income was $163,000.  On the expense side for December $58,102 for Administration; $3,937 for General and Professional; $14,795 for Public Safety; $108,420 for Maintenance; $10,227 for Recreation; $12,411 for Bar and Grill; $35,396 for the Community Center; $8,574 for Insurance; $11,289 for Utilities and Communications.  The total expenses for the month were $263,155.  Cash reserve assets are $526,544; Reserves are $476,061; Investment account is $129,263.

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

Under Old Business

• Whelan spoke about the septic policy and whether it was a good thing to move forward on.  It would be a difficult policy to enforce and it may create a need to hire someone to enforce it.  Tobyhanna and Tunkhannock have policies that they do not enforce.  Emerald Lakes should not be doing the job of the septic officer since our taxes pay for him to perform his duties and enforce the township’s policies.  Whelan would like to check with our attorney and send a letter to the townships requesting that they enforce their policies.  Chris Claude agreed with Whelan and stated it is not our job to enforce their policies but to hold the townships accountable.  Connie Simpson recommended that we send out a letter in our voting mailings as well as the Newsletter educating people on the importance of pumping septic systems.  Mike Camino stated that during his research, the townships admitted that they were not enforcing this policy.  Claude stated that a member that suffers due to them not enforcing their policy gives that individual legal recourse against the township.  Whelan thanked Camino for his comprehensive research on this topic.  Darryl Gamble stated that a large portion of the membership is doing what they are supposed to be doing with their septic systems.  A pamphlet will be developed for new homeowners on how to maintain their septic systems.  Bill Baehr stated that since he lives alone, he doesn’t have to pump his septic often, however, when he was pumped, he found out his pump had burned out.  He was able to replace it before it caused a problem.
• The boat rental program and lake toy program are being scaled back.  Eight watercrafts have been purchased.  Rentals will be on Saturday and Sunday from Memorial Day weekend to Labor Day weekend.  We will use current staff for the rental program and if it takes off, more watercrafts will be purchased.  Whelan stated that many calls come into the office about boat rentals so the board approved this program.  He said that no amenity is used by everyone so if you put it to a vote by the membership it would fail.  The board was elected to make these decisions.  Whelan said amenities matter.  Real Estate agents selling homes state that it increases the value of your homes. 
• Clover Road Bridge update stated two options recommended by an Engineering Firm.  The options are a cul-de-sac being installed or a box culvert which allows water to flow.  The board needs to decide which option to choose.  This project will take 3 to 4 years to complete.  The bridge is safe to drive now but will have to be replaced due to damage done to the guard rails.  The Army Core of Engineers and the DEP will have to be involved and we were informed that it will take about a year to obtain permits. Money for this project will be included in the budget for the next four years.
• The 50^th Anniversary plans are being discussed.  In January of 1974, the Association was approved to be incorporated.  In 1999, there was a big celebration, so another one is being planned for our 50^th Anniversary.  Chris Claude doesn’t want to spend a lot of money and is not in favor of fireworks.

Under New Business:

• Whelan would like to see a workshop in June or September addressing septic systems, wells, ELA permits, regional police, and chimney maintenance.  He feels it is a worthwhile project.

Committee Reports        

Dave Borsos, chair of Finance and Planning (F&P),   stated that they met yesterday.  Highlights of their discussion were the Clover Rd Bridge replacement; the need for a new front loader; we are ahead of the game by having a dues collection rate over 77% which is higher than other communities;  rental income is over a half million dollars; $476K is in reserves; bar and grill income is $4K ahead of outgoing money; Public safety has 2 full-time and 4 part-time staff; shout out to management for all roads being paved with the exception of two, whose residents do not want paved due to the slope of the road and the possibility of a car going into the lake.  The next scheduled meeting is Thursday, February 24th.

Chris Claude spoke on behalf of the Real Estate committee.  Packets are being developed which include our Rules and Regulations, By-Laws, and other pertinent community documentation.  It is recommended that this package goes out to everyone, not just landlords.  Once the package is received, a signature will be required.

Bob Leon spoke on behalf of Rules and Regulations.  They are currently waiting for a rewrite on what they already submitted.

Director’s Comments

Chris Claude gave a list of the events that the Recreation committee is sponsoring.

• February 10^th  – Anti-Valentine’s Karaoke
• February 16^th  – Trivia Night
• February 24th – Island Beach Party
• March 9^th  – Karaoke
• March 15th – Trivia Night
• March 16^th – St Patrick Day Shamrocks and Shenanigans
• April 13^th – Karaoke
• April 19^th – Trivia Night
•  April TBD – Night at a Speakeasy, Roaring 20s, casino table games
• Memorial Day Weekend – Car Show on Sunday with an event on Monday
• Fifties Sock Hop is being planned

Bill Baehr gave kudos to Darryl Gamble and staff for keeping the roads clean.  He cautioned the memberships to start breaking early while approaching stop signs.  He has seen a few cars slide through the sign.  Finally, he reminded everyone that the quarterly dues are due on February 1^st.

          Connie Simpson asked the membership to please pump their septic systems. 

          Bob Leon stated that there are 28 homes currently for sale in Emerald Lakes ranging from $276K to $1M.  The home listed for $1M is not on the lake.  These homes have been on the market from 1 to 309 days.

          Mike Camino asked if there was going to be an Easter event for the kids in March and was told yes.  He also asked how the TOPPS migration was going and was told that they are waiting for Zego to complete some work.  This is the new payment portal.  Currently we have no update on a timeline.  Camino also stated that the Lodge is closed but it looks like it is getting back to normal.  He requested that if the membership sees a problem they should contact the office first instead of posting it on social media.

          Buz Whelan stated that the Lodge was built in 1973/1974 by the developer and turned over to the Association.  There was no building code at the time and work was substandard.  The current issue was a leak in an area that we didn’t know existed.  Part of the delay was waiting for specific parts that were procured through Amazon.  Whelan stated that we are still finding nooks and crannies where substandard work was done.  When areas are identified he agrees with Darryl Gamble’s mantra that he only wants to fix things once.  They are not putting band aids on, they are fixing things right.  Whelan stated that our Chief Maintenance Manager, Bob Bulin is doing a terrific job.

          Darryl Gamble stated that long time owners can see the changes in the Community Center and our financial status.  He gave a shout out to his staff that are doing things right.  He said we have come a long way and gives credit to staff, the board, committees and the recreation club for making things better.

Public Comments

          Joan Gregorio asked why the indoor pool couldn’t be opened now.  She was told that there is no water going into the area.  They do not want to open and close an area while it is being worked on.  It adds extra time to the repairs.  The problem was with the copper pipes that were encased or surrounded by concrete.  The concrete made the copper break/crack.  All of the water lines were replaced.  Hot water and water pressure will be corrected and work better in the bathrooms.

          Hillary Decker asked if the boat rental program would increase our insurance costs.  She was told no.  It will be paddle at your own risk.

          Linda Shuey asked if we notified our insurance carrier and was told yes.   She was also told that safety equipment will be provided.  Shuey thanked Darryl Gamble for fixing Mountain Top Court and doing shoulder work.  She stated she researched road work and all paved roads should have shoulder work.  She also thanked Chris Claude for being fiscally responsible for the 50^th Anniversary celebration.  She feels that we should not be giving away free food and that we do not need fireworks.  Shuey is also concerned that money is being spent while the playground at Main Beach is broken down.  Finally, she questioned where the money was coming from to pay for the work at the Clover Bridge Rd.  She was told that the cost will be included in the budget over the next 4 years and some of the money will come out of reserves. 

          Dave Borsos agreed that the playground at Main Beach needs to be fixed since it is heavily used.  He also stated that the membership did not vote on the boat rental program and reminded them that the board was elected to make these decisions.  He said that the boat rental program was designed to pay for itself.  Whelan said that hopefully within 1 to 2 years the rental program will pay for itself. 

          Brian Goff, Chief of Public Safety reminded the membership to not park on the roads or at the end of the driveway during inclement snow weather.  It interferes with our staff while they are plowing.

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

          A motion was made by Mike Camino to adjourn.  It was seconded by Connie Simpson.  Meeting adjourned at 11:38 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 9:33 AM.  Sixboard members were present.  Bill Baehr was absent.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. 

Buz Whelan, President started his Opening Statement by welcoming everyone that came out.  He then recognized Al Leslie that just passed away on November 27^th.  

Whelan stated that Al Leslie was part of the fabric of Emerald Lakes. Al
served on the board for numerous years and did a term as President.  Everyone knew Al as “Bingo Al”.  For more than 40 years Al called Bingo at the Community Center on Saturday nights.  That equates to more than 800 nights where he volunteered his time.  Whelan wished Al Godspeed in his journey and stated Rest in Peace Al.

Whelan mentioned a few events that are happening over the holiday. 
These events are listed in the newsletter.  Trivia will happen on Friday, December 15^th.  The New Year’s Eve event will happen on December 31^st and is a ticketed event.  Tickets are $20 per person and are on sale now.  The place can hold 75 people and many tickets have been sold already. 

Whelan, called for a motion to approve November’s board meeting minutes.  A motion was made by Mike Camino and seconded by Connie Simpson.  It passed
unanimously.  Whelan stated that since the Treasurer was out there would be no report unless Finance and Planning (F&P) had anything to report.  Dave Borsos, F& P Chair stated that since the financials are not out yet, there is nothing to report.  He stated that our finances are stable.  Kathy Whelan added that the financials should be interesting since November included a quarterly payment cycle. 

 Under Old Business

·       Whelan spoke about a complaint that a member had about the drains on East Emerald Lakes.  RKR Hess was hired to do an evaluation. Their report, which cost $1,500, stated that the grates have little to no impact on the flow of water, even when there is debris. 
Due to the design of the grates, water can still pass through the grates even when there is debris.  Currently our maintenance staff cleans the grates on a daily basis and the Engineering firm recommended that we continue doing what we are doing. 

·       There is sad news on the lottery that was being planned where someone could have won their dues paid for a year.  We have to cancel this year’s lottery since the Monroe County will not allow any HOA to operate any lottery what may produce a profit.  The HOA that are currently running these events are in Pike County where they do not hold up the
permits.  Our attorney is currently adding us to a law suit with other HOA that are challenging this decree.  In addition, our attorney is applying for a small games license for Emerald Lakes so that we can restart Bingo.  They are anticipating starting up bingo on a Sunday after the Football Super bowl. Whelan stated that people have to vote
with their feet.  If you want to continue with Football Sundays and Bingo, you have to show up. 

 Under New Business:

·       Bingo was on the agenda but was discussed above.

Committee Reports        

Maria Tirado-Quinones spoke on behalf of the Appeals committee.  They will be
meeting on Saturday, December 16^th.

Dave Borsos, chair of Finance and Planning (F&P),   stated that they did not meet this month, since the financials were not available.  The next scheduled meeting is Friday, January 19^th.

Selena Thomas spoke on behalf of Rules and Regulations.  The committee would like to add vandalism/criminal mischief to the table on contents.  They would also like to add sentences to page 13 about fireworks being considered mischief.  Fines were recommended for restitution of property damage and speeding fines.

Chris Claude stated that the Real Estate committee hasn’t met yet since he took over as liaison.

Buz Whelan spoke on behalf of Communication.  He stated that the newsletter is out.

Director’s Comments

Bob Leon stated that there are 35 homes for sale in Emerald Lakes.  The average costs of these homes are $764K and have been listed between 1 and 260 days.  The dollar range for the home listings is $195,000 to $1,250,000.

     Mike Camino says that he appreciated everyone’s comments on FaceBook about the septic policy.  He also asked the members to check on their neighbor during the winter months.  He ended with wishing everyone a Merry Christmas and a Happy Hanukkah.

Chris Claude gave a list of the events that the Recreation committee is sponsoring.

o   December 9^th – Ugly Christmas sweater karaoke

o   December 16^th – Pancakes and PJ’s with Santa

o   December 31^st – New Years Eve Casino Night for adults only.  You must be 18 years old or older.

o   January 6^th – Community Night Out at the rink.  Hockey game with Wilkes Barre Phantoms vs. Scranton Penguins.  Tickets are half price at $24 each.  Please contact Brian Coe at bdcoe@gmail.com for tickets.

o   January 13^th – Double feature of “Frozen” for movie night.

o   February 23^rd – Island Beach Party at the Lodge…  There will be music and food specials.

o   March 16^th – St Patrick’s Day event.

o   April – Roaring 20^s, Great Gatsby event.

          Maria Tirado-Quinones stated that the Real Estate committee has two new co-chairs. Loretta Schneider and Carrie Jacobs were elected.  She also cautioned Short Term Rental owners to be mindful of their advertising.  The townships have maximum
capacity ordinances.

Connie Simpson reminded the membership that as winter approaches, ice fishing is allowed only at Deer Lake.

     Public Comments

          Louise Leon stated that at the end of the year she is grateful to everyone.  The board, management team and staff are doing a great job.  She also acknowledged Al Leslie who just passed.  Al was somewhat of a pool shark and taught her some tricks.

Selena Thomas thanked Emerald Lakes with hosting water aerobics annual holiday party at the Lodge.  Everything was good including the food.  They may have next year’s party at the Lodge.

Brian Coe reminded the members that the deadline for signing up for Community Night out at the hockey rink is December 22^nd. 

Chris Claude reminded people to sign up for the holiday lights contest. Email your registration to ElaRecreationClub@gmail.com. Three gift cards will be awarded.

Dave Borsos complemented staff for the holiday decorations at the front entrance.

Nicole Clemens spoke about the conversion of our financial system.  Our current system, TOPPS is being sunsetted at the end of the year and is being replaced with Enumerate.  Then new system is not compatible with Front Steps so the website may have to be recreated to the new host company.  Clemens has a
meeting on Tuesday with the new company.  She asked the membership to keep an eye out for an email blast which will invite you to join the new website.  All payments will be done through this new system and money will be posted in real time.  The system will be
more efficient.

         

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

          A motion was made by Connie Simpson to adjourn.  It was seconded by Chris Claude.  Meeting adjourned at 10:22 AM.

Reporters Note: I write these reports based on notes taken during the meeting.  I get no special consideration or cooperation from the board.  I try my best to report accurately, but
occasionally mistakes will be made.  I invite correction and have no desire to intentionally mischaracterize any comments or actions.

By Kathy Leslie-Whelan

          The meeting was called to order at 9:30 AM.  All board members were present.  General Manager Darryl Gamble and Assistant General Manager were also present.  Buz Whelan, President, called for a motion to approve October’s board meeting minutes.  A motion was made by Bob Leon and seconded by Connie Simpson.  It passed unanimously. 

Whelan started his Opening Statement by stating that there were many successful events over the last month.  He thanked the Recreation Club, the Emerald Ladies, Jason Bradley and the Management and Lodge team for all the hard work that goes into planning an event.  Recent activities include Trunk or Treat, the Halloween parade that was organized by Jason Bradley, the Adult Halloween Party, Veteran’s day brunch and the drag show.  He told the members to check out the posters at the Lodge for upcoming events.  Whelan further stated that if you want to get involved or run for the board, you should join a committee.  Participation on a committee lets you learn how things work and is a great way to meet new people.  In closing he wished everyone a wonderful holiday season.

Whelan handed the floor over to our Treasurer Bill Baehr.  Baehr’s report was for October 1^st through October 31^st, which is the sixth month of our fiscal year.  He stated that a due collected was $875K year to date (YTD).   Currently our collection rate is 75.99%.  The same month last year we were at 73.35%.  We are up 2.64% over last year.  Collection reported was $43,430 for the month.  In-house collections were 98% of that collection.  Code Enforcement Officer Revenue is at $110K YTD.  Bar and Grill income was $44,560 YTD.  Costs associated with the bar and grill TYD was $70K.  Inventory for the bar was $4,496.  Inventory for the grill was $4,545.  Total income YTD is $1.7M while total expenses are $1.5M YTD.  Dirt road paving was $150K YTD; Road Repair at $132K YTD; reserves as of 10/31/23 was $381,080 while the projected reserves ending on $4/30/24 is $586K.   A motion was made by Maria Tirado-Quinones and seconded by Bob Leon to accept the Treasurer’s report.  The motion passed unanimously.

Under Old Business

• Whelan spoke about discussions on a dues raffle.  Ticket prices will be $20 each and there will be no limit on how many you can buy.    The winner will have their dues paid for next year.  Any money collected over the amount to cover the dues will go into the 50th Anniversary celebration of the Emerald Lakes Association. Selling 62 tickets will cover the cost of the member’s dues.  Other HOA’s have run these lotteries before, and it is not in violation of state laws.  The winner will be picked by a non board member at an open board meeting before the start of our new fiscal year.
• Whelan spoke about by-law changes that the board is planning on presenting to the membership. They are tightening up the requirements for running for the board.  Right now the only requirements are that you are over 21 and a member in good standing.  The board would like to remove a member for failing to perform his duties or for egregious activities.  If a member is planning on running for the board, a background check will be required.  When a candidate submits his form for running for the board, a background check will be completed.  A candidate can be disqualified for a violent crime; Change the way meeting are held utilizing a book entitled “Modern Rules of Order” instead of Robert Rules.  This will make meeting procedures more accessible to members who are not familiar with the complex meeting structure described in the rather dense Robert Rules manual.
• Mike Camino spoke about the new septic Policy that he is preparing.  He will submit it to the board next week.  The policy will include a requirement to have your septic cleaned and inspected every four years.  Even house numbers will be required to do it in even years while odd house numbers will be required to do it in odd years. 

Under New Business:

• Board members met with RKR Hess to discuss the options for the Clover Rd Bridge.  Option 1 is to replace the bridge in its entirety.  It is costly and is estimated to be between $1M and $1.5M.  Option 2 coming in at an estimated cost of $7.5K is lower in cost but still costly.  This entails a precast concrete box to replace the bridge.  Maintenance costs on this option will be substantially lower.  Option 3 is building a metal bridge that could rust and is not recommended by the Engineering firm.  The whole process to complete this work will take about 2 years.  Permits are required by the DEP and the Army Corps of Engineers. The money to complete this project will be added to the next few budgets.  Other areas in the budget will have to be reduced.  The Cedar Rd Bridge will be looked at later on down the line.
• Upcoming events include:
  • A special drop off box for letters to Santa is outside the administration office during business hours.
  • December 8^th – Movie Night at the Lodge.  The movie will the longer version of “The Grinch”
  • December 9^th – Karaoke Ugly Christmas Sweater Night
  • December 15^th -deadline for letters to Santa.
  • December 16^th – PJs and Pancakes with Santa.
  • December 31^st – New Years Eve Party “Casino Nights”.  Event will have an Italian buffet at the Lodge. Tickets will be $20 each and will be going on sale next week.
  • January 6^th – Community Night Out – a trip is planned to go to a Penguins hockey game.
  • January 13^th – double feature movie of “Frozen” at the Lodge.
  • February 23rd – Island Luau at the Lodge
  • March 16^th – St Patrick’s Day celebration
  • April TBD – Great Gatsby Speakeasy event
  • Memorial day weekend  –  Car Show
  • Replacement of Game night on the first Friday night of the month to Bingo.
  • Toys for Tots collections are underway.  The deadline is December 6^th.  Please consider gifts for older kids.
  • Emerald Ladies have bins at the Lodge and the Administration for pet food that will be donated to Pocono Pet Pantry.  Open bags of food will be accepted.
  • Live music or DJ at the Lodge once a month.

• Darryl Gamble is looking for nomination of anyone living in the community that is currently down on their luck.  The community will be helping 5 families that need help during the holidays.

Committee Reports        

Maria Tirado-Quinones spoke on behalf of the Appeals committee.  They met on November 11^th.  Eight cases were scheduled.  One case was rescheduled and there was one no show. 

Dave Borsos, chair of Finance and Planning (F&P),   spoke on behalf of F&P.  Their meeting was held November 17th. All members were present.  The financials are currently in a new format.  Our old financial system is being replaced and the transition occurred in October.  Borsos stated that our collection rate was close to 76%.  Income is over budget on rentals, bar and grill and CEO fines and permits.  Currently we have approximately $9K in Bar and Grill inventory.  We owe $91K on the two truck loans.  On October 20^th Trivia’s income was $711 with 43 in attendance.  Football Sunday/Wing’s income is between $300 and $400.  Thirsty Thursday’s income was approximated $200 per night.  Game Night’s income was around $300.  The Halloween party on October 28^th income was $1,218 with 53 people in attendance.  Movie Night on November 10^th income was $1,048 with 53 in attendance.  The drag show held on November 11^th income was $1,093 plus $854 in ticket sales.  77 tickets were sold.  The committee is currently looking to get dollar figures on the cost of the Veteran’s day brunch and the cost of trash containers for bulk trash day. Bulk trash day income was $950.

Hilary Decker spoke on behalf of Rules and Regulations.  She requested clarification on resolutions going to the board.  Whelan told her it was a two way street.  Sometime the board asks the committee to work on a specific resolution while other times the committee recommends resolutions to the current document.  Usually the liaison, in this case Bob Leon, brings the recommendation to the board where it is discussed at their workshop.  If they agree on the recommendation, Nicole Clemens will type up the resolution where the board will vote on at the next open board meeting.  Decker further stated that they are currently looking at the definition for vandalism/criminal mischief. The committee would like to see a penalty as well as restitution for any intentional vandalism or criminal mischief.  Another topic of discussion was firework and adding fines for property damage.  Again on top of a penalty, restitution of damaged property will be implemented.  Other topics include unsightly property and an increase in speeding fines.  11 miles or more over the speed limit should carry a $250 fine.

Mike Camino stated that the Real Estate committee was meeting that morning.  Ted Wolski resigned as chair of the committee since he was elected as Supervisor to Tobyhanna Township.  Loretta Schneider and Carrie Jacobs were elected co-chairs while Ali was elected secretary.  The goals for the year were being developed at this meeting.

Director’s Comments

Bob Leon stated that there are 39 homes for sale in Emerald Lakes.  The average costs of these homes are $492,838 and have been listed between 1 and 239 day.  The bulk of the homes are listed in the $300K range while 4 homes are listed around $1M. Of the 4 homes listed at $1M, 2 are lake front. 

     Maria Tirado-Quinones stated that the dues raffle is strictly to be used for dues and doesn’t include any rental fees.  She commended the people that work for the community such as Ange Noonan who helped serve at the veteran’s day brunch, attended an Appeals committee meeting and later on that night went to the drag show and helped with food service since the event was so crowded.   She stated that they are working hard on the bylaw revisions.  Every politician makes promises and when they don’t keep those promises there should be repercussions.                 

Chris Claude stated that lots of events are being planned.  He encouraged everyone to come out and meet friends.

Bill Baehr gave kudos to Chris Claude and the Recreation Club for doing an awesome job.  He also stated that the speed bumps or murder humps are doing a great job with slowing people down.  Baehr is also pleased that Trivia Night has been getting a great growing crowd.  Everyone seems to be enjoying themselves.  Baehr also warned the membership about porch pirates.  He has had 2 packages taken from his porch.  He now picks up his packages at a nearby pick up spot. 

Buz Whelan added that after contacting Amazon, he found out that any purchases from November 1^st till Christmas can be returned up to January 31^st.

Connie Simpson reminded people that pizza is now served on Thursday night and you can get it to go.  She invited the membership to come out to water aerobics Monday, Wednesday and Friday and tai chi which is after water aerobics on Fridays.

     Mike Camino is happy that the game room is open and fully functional.  He also felt that the drag show was a wonderful experience and was suitable for kids.  He is on board with the speed bumps.  Since he lives on Clover Rd, that bump has slowed down traffic.  Camino likes pizza on the menu.  He would like to see more special menus.  Finally he thanked the Emerald Ladies with helping residents with animals in need. 

Bill Baehr thanked the rock fairies for the painted rock left on his property.

Darryl Gamble reminded the membership to reach out to Administration if there is a special need or elder person that needs a welfare check.  A health and welfare list will be developed.  The Emerald Ladies will be assisting with the health and welfare calls.

Public Comments

          Louise Leon thanked Marie Tirado-Quinones for how professional she ran the Appeals committee.  She stated it was a pleasure to work with her.  She also thanked the rock fairy for her painted rock.        

          Ange Noonon stated that the Veteran’s Day brunch was wonderful.  She also stated that the Emerald Ladies are working on donations for the Pocono Pet Pantry.  They distribute pet food to low income pet owners.  The collection will be during the month of November and will be accepted at the Lodge and the Administration building.  She is reaching out to Valor which is an organization that helps homeless vets.  In January our Living Well series called the blue zone series will be at the Lodge.  Plastic grocery bags will be collected to be sent in to have benches made. The old camp ground is an area where these benches may work.  Finally on a personal note she thanked Brian from our security team for always being so helpful.

          Randy Kopp stated that we should also being keeping an eye on our neighbor’s homes for porch pirates.  He is a plumber and feels that the septic policy should go into effect soon.  We all share a common underground water table.  We should not drag our feet. 

          Hilary Decker stated that there are phony email messages coming out.  She checked with the post office and as told they were spam.

          Three (3) new members were welcomed to the Community.

          A motion was made by Bill Baehr to adjourn.  It was seconded by Mike Camino.  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 9:32 AM.  All board members were present.  General Manager Darryl Gamble was also present.  Buz Whelan, President, called for a motion to approve July 22nd 2023’s board meeting minutes.  A motion was made by Bob Leon and seconded by Chris Claude.  It passed unanimously.  Whelan also called for a motion to approve September 30^th, 2022 board meeting minutes.  Maria Tirado-Quinones made the motion which was seconded by Bill Baehr.  Motion passed unanimously. 

Whelan started his Opening Statement by stating that the board is currently working on Standard Operating Procedures (SOP) for Directors.  Currently the only requirement for running for the Board is the member must be over 21 and be in good standing.  Items being discussed are background check requirements and removing a Director who has grossly misbehaved such as criminal activity or violation of the Code of Conduct and Confidentiality forms that were signed by each member.  The new requirements will be submitted to the membership for a vote to change our by-laws.  A special meeting will be held in late February or early March.  Winter prep is underway.  Whelan cautioned the membership to get their snow plow contractor in place before the first snow falls.  He also stated that since the dog park is doing well the hours will be relaxed till dark during the off season.   Whelan invited Chris Claude, Vice President to talk about events that are being planned.  Claude spoke of the Veteran’s Day Brunch that will be held on November 11^th starting at 10:00 AM.  The event is opened to everyone whether they served or not. The event will include Ken Meyers performing a drum solo, slide show of veterans in the community, flag ceremony, speakers to talk about their experiences and a brunch.  Whelan stated that he would forward his picture to Claude for the presentation. Claude asked Mike Camino if he wanted to submit a picture, however, he said he would not be doing so.  Whelan stated that Jason Bradley, who operates “Handy Jay” in the community, organized a Halloween parade that will start at 1:00 PM at the Administration building and will end at the Emerald Lodge.  Trunk or Treat will begin at 2:00 PM in the Community Center parking lot.  Later on in the evening an adult costume party will start at 8:00 PM, however the Lodge will open at its regular time.  A DJ will start off the festivities for the evening and there will be a contest for the best costume.  On November 11^th at 8:00 PM, there will be a family friendly show at the Emerald Lodge called “Drag through the Seasons”.  This show is currently being performed off Broadway.  Tickets will be $10.00 in advance and $13.00 at the door.

Whelan handed the floor over to our Treasurer Bill Baehr.  Baehr’s report was for September 1^st through September 31^st, which is the fifth month of our fiscal year.  He stated that dues collected for the month was $28,036 and $652,205 YTD.   Currently our collection rate is 75.65%.  The same month last year we were at 71.95%.  We are up 3.70% over last year.  Code Enforcement Officer Revenue is at $16,287.  Dues, public safety and rental income was $51,917 for the month.  Community Center Revenue which includes access cards, boat and fishing permits, bar and grill income, private events, vending and event income totaled $51,855.  The total income was $133,208.89   for the month. 

On the expense side, expenses for administrative, general/professional, public safety, maintenance, bar and grill, CC/Recreation, insurance and utilities have come down from last month.  Our monthly expenses were $232,377.7.  Our cash assets for the month are $1,068,261, reserve fund are $383,156 and our investment account are $129,247.   Bar and Grill revenue was $6,244 while cost to operate were $5,076.  A motion was made by Bob Leon and seconded by Maria Tirado-Quinones to accept the Treasurer’s report.  The motion passed unanimously.

Under Old Business

• Whelan spoke about the SOP for the Board.  The purpose is to clearly define how the Board should operate.  They want to clarify roles and improve efficiency. 
• Events planned in the community will be listed in the Emerald News.
• Whelan stated that only 5% of the membership serves on committees.  He is encouraging people to join a committee.  It is a great way to learn what is going on in the community and would make you a better candidate if you want to run for the Board.  Whelan would also like to see the Maintenance committee back up and running.

Under New Business:

• A lottery is being discussed to sell lottery tickets for $20.00 each.  The winner will have their dues paid for next year.  Any money collected over the amount to cover the dues will go for into the 50th Anniversary celebration of the Emerald Lakes Association. Selling 62 tickets will cover the cost of the member’s dues.  Other HOA’s have run these lotteries before, and it is not in violation of state laws.  The committee working on the 50^th Anniversary celebration will start meeting in January to start the planning of the festivities.
• Dam and Bridge reports are in and will be distributed to the Board.  They will meet with the Engineers that prepared the report within the next two weeks to discuss the various options for the Clover Bridge.  The fixes for the Cedar Bridge can be done in house.  The dams are in good condition across the board and there is nothing to be overly concerned about. 
• Winter prep is under way.  The salt and cinders are under contract and we have pledged amounts that will be delivered to us.  We have 5 snow plow trucks that are in rotation to be winterized.  We also have a cat and dog list available that will assist if we get super heavy snow where our staff needs assistance.  Discussions were also held on installing 3 generators that hook up to our propane tank at the Community Center. The CC will be available for emergencies.  The lot will be plowed in the event that an emergency exists.  That area is also designated as a landing pad for a helicopter to land to pick up a critical patient.  Gamble encouraged the membership who are handicapped or have a special condition to notify the office with the necessary information so that Public Safety can do welfare checks throughout the winter months.  In addition, maintenance will arrange their plowing schedule to ensure that the member can get out for any medical special need.

Committee Reports        

Maria Tirado-Quinones spoke on behalf of the Appeals committee.  They met on October 14^th and heard 7 appeals. 

Dave Borsos, chair of Finance and Planning (F&P),   spoke on behalf F&P.  Their meeting was held October 20th. Borsos stated that we are operating in the black.  He stated revenue for events that occurred in September/October ranged from $163.60 to $685.60.  Karaoke bought in the most money.   The Operating Fund/Expense Report showed that rental income is $460K YTD.  Currently we have 77 long term rental and 320 short term rental properties.  Please note that we have a total of 1,680 developed properties.  22 homes sold this month.  We have $1.6M in gross income YTD and $1.3M in expenses YTD.  Payroll is lower this month since the summer season has ended.  The items purchased for the Fall Festival that was cancelled will be repurposed for other activities.  Reserves are in good shape.  In the future adjustments will be made to our financial sheets.  Those adjustments are on hold due to the switch over of TOPPS who handles our financial data to Enumerate Central.  The next scheduled meeting of F&P will be held on Friday, November 17th at the Administration building.

Mike Camino stated that the Real Estate committee did not meet but will meet on the third Saturday of next month.

Louise Leon spoke on behalf of Rules and Regulations.  Hilary Decker was elected 2^nd chair.  They discussed decorum and unsightly properties.  Their next meeting will be held on November 8^th and Brian from Security will attend.

Director’s Comments

                         Bill Baehr stated that he loves the smell of fresh asphalt in the morning and thanked the General Manager for having his road paved.    He also thanked everyone for the great turn out for Trivia.  We had seven teams and everyone seemed to have a good time. He stated that if anyone else wants to show up, the game takes about two hours and the winning team gets to take home the trophy for the month.  The trophy was donated by Randy Kopp.

     Mike Camino is working on the septic policy and hopes to have it completed by November.  He thanked Administration for opening the game room for the kids and is happy the karaoke could run till midnight.  He also gave kudos to the Lodge staff for the special menu and would like to see ethnic foods served once a month.  He would also like to see more transparency.  He stated that we are all shareholders and we should be courteous.  Changes affect everyone.

Bob Leon stated that there are 32 homes for sale in Emerald Lakes ranging from $240K to $1,050,000.  25% of the homes have been on the market for over a year.    

          Connie Simpson would like to see menus posted by Nicole Clemens via a news blast. 

Chris Claude reminded everyone about the upcoming events being hosted by the Recreation Club.  Events include:

November 4^th – Paint and Sip

November 10^th – Movie Night “Elemental”

November 11^th – Veteran’s Day Brunch

December 8^th – PJ pajama party for the kids with the Holiday Grinch

February will host a luau – date to be determined

March 16^th – St Patrick’s Day event.

Maria Tirado-Quinones wanted to piggy back off of a previous comment about our Security Chief, Brian who was present for the Appeals committee.  She thanked him for being there and stated that he has a great personality.  She also encouraged everyone to vote on November 7^th and to support our local folks.    

Buz Whelan spoke about the damage to the main front entrance.  A car hit the wall and damaged it.  A picture is available in the Emerald News.  The individual hit and ran so there is no police report where he can have his vehicle repaired under insurance.  If anyone witnessed the event or notices a vehicle with new front end damage to the front end, you are encouraged to report it to our office.  All calls will be kept confidential.

Public Comments

Linda Shuey thanked staff for having fill at the main beach road but stated that more fill needs to be added to the other side.  This work should have been done when the road was paved.  She also pointed out that the work at the bath house on Main Beach is not completed and that the play ground equipment needs to be repaired.  She was told that maintenance will get to finishing the bath house but has been busy with other work.  The playground equipment cannot be repaired and will be replaced.  Shuey also requested that a new policy be put into place about the boat registration.  She doesn’t understand why you have to pay for a boat registration while you don’t have to pay to use the beach or other amenities.  She also wants to know if it is legal to charge this fee. 

          Randy Kopp has spent a lot of time with Eric Bergstrom on the lakes and noticed that more boats are being registered.  As a matter of fact, we ran out of stickers He thinks that registering boats has a positive impact since boats can easily be tracked back to the owners if they are lost. He also said that he enjoys the Lodge and played musical trivia at the bar.  He thinks it would be a good event to add.

          Buz Whelan added that they are looking to bring Bingo back to the Lodge.  Many communities have been doing this.  No money can be made and our attorney is advising us on this.  Bingo will be held on possibly a Thursday night.

Louise Leon gave a shout out to the Clymer Library and thanked everybody.

          Another woman thanked Gamble for decorating the entrance to the Estates.

Kathy Whelan thanked all who came out to the Well and Septic workshop.  It had a great turnout.

Dave Borsos gave kudos to Chris Claude and the Recreation Club.  He also feels another playground would be nice.

Four (4) new members were welcomed to the Community.

          A motion was made by Connie Simpson to adjourn.  It was seconded by Mike Camino.  Meeting adjourned at 11:13 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 9:31 AM.  All board members were present.  Assistant General Manager, Nicole Clemens and General Manager Darryl Gamble were also present.  After the pledge of allegiance, Buz Whelan, President, called for a motion to approve Augusts 2022’s annual board meeting minutes.  A motion was made by Mike Camino and seconded by Bob Leon.  It passed unanimously. 

Whelan started his Opening Statement by stating that July’s minutes were not complete since there were discussions on a report from our security company that was addressed at the meeting.   He stated that according to Robert Rules minutes are to record what is done and not what is said.  An exception is reports can go into the document so he would like the report to go into the minutes in their entirety.  The report was to dispute a FaceBook claim by Michael Camino that the membership’s personal information was compromised.  According to our Treasurer, Bill Baehr, the report cost the Association $4,000.  (This includes all work on the system.)

Whelan stated that his greatest concern is vandalism.  $18K was spent on vandalism for the month of August.  Although some of those expenditures were for vandalism that was done last year, we are currently over $30K in the first four months of our fiscal year.  We cannot sustain those costs and he wants consequences if the individual or individuals are caught. 

On January 14, 2024, Emerald Lakes Association will have their 50^th year anniversary.  Whelan would like to do something special in our community.  A gala day will be planned to take place in the summer.  They want to top off the day with a fireworks display.  A committee is being formed to plan the day. Currently Michael Camino, Maria Tirado-Quinones and Buz Whelan are on the team and they are looking for volunteers from the community to help with the planning of the festivities. 

Whelan announced that on October 14^th at the Lodge a Septic and Well workshop is being hosted by the Emerald Ladies.  The first 60 people that register can have their water tested for coliform bacteria, e-coli, pH, total dissolved solids and nitrates.  He recommends this workshop for all, especially if you are new to the area and come from a city where you were tied into the city systems. 

Many activities for October are listed in the Emerald News.  Many were planned by the Recreation Club with Chris Claude, so Whelan turned over the floor to Claude to address the events.  They are:

·       Friday, October 6^th at the indoor pool will be a dive-in movie and will feature Finding Nemo. The movie will start at 7:30 PM.  Floats are encouraged, however, no oversized floats.

·       Saturday, October 7^th will be the Fall Festival which will start at 11:00 AM on the Community Center grounds.  The Nerf Battle Royal will be held during the festival at the tennis courts on the grounds. You must bring your own nerf dart blaster,

·       Friday, October 13^th will be adult movie night in the Billiards room at the Emerald Lodge.  Of course Friday the 13^th will be playing.  No one under 17 will be admitted. 

Other events:

·       Saturday, October 14^th, Home Water and Septic System Workshop at 9:30 AM in the Emerald Lodge.  Please register for this event.  The first 60 registrants can have their water tested at no charge to them.

·       Saturday, October 21^st, Bulk Trash Day.  See newsletter for rates

·        Saturday, October 21^st there will be Community Clean-Up day. Registration will be at the Administration building starting at 10:00 AM.  Light refreshments will be available. 

·       Saturday, October 28^th, a Halloween parade will take place starting at 1:00PM at the Administration building and ending at the Emerald Lodge.  Thanks to Jason Bradley for organizing the event.

·       Saturday, October 28^th, Trunk or Treat beginning at 2:00 PM in the Community Center Parking Lot.

Although not in October, a flag ceremony and veteran day brunch will be on Saturday, November 11^th between the hours of 10:00 AM and 1:00 PM at the Emerald Lodge.  Any veteran who wishes to speak will be given an opportunity to.  In addition, any veteran that submits his picture will be part of a slide show presentation that will be shown at the event.

In addition, a drag show called “Drag Through the Season” will be held on Saturday night on November 11^th at 8:00 PM in the Emerald Lodge.  This Off-Broadway troupe has performed here before.  That show was “A Kooky Korky Christmas Show” in 2015.  Those of you old enough to remember Milton Berle (Uncle Miltie) may recall his frequent and hilarious comedy routine in which he dressed as a blousy woman, what we now call ‘drag’.  Younger adults may remember Flip Wilson dressing up as Geraldine on his comedy/variety show.  Tickets go on sale for $10.00 in advance or $13.00 at the door on October 5^th in the Emerald Lodge and the Administrative office.  

 

 

     Finally Whelan complemented Claude for the good job at the Car and Motorcycle show.  Claude says that the plan is to have these shows twice a year.  These events will be planned for Memorial Day and Labor Day weekend.  In addition, new categories of cars will be added. 

Whelan handed the floor over to our Treasurer Bill Baehr, but before he did be recognized Dave Borsos, who was our past Treasurer for doing an outstanding job.  Baehr’s report was for August 1^st through August 31^st, which is the fourth month of our fiscal year.  He stated that dues collected for the month was $433,440.  This figure includes dues income and fees, public safety, bank revenue and rental revenue.  Currently our collection rate is 72.62%.  The same month last year we were at 69.21%.  We are up 3.05% over last year.  Code Enforcement Officer revenue is at $22,711 for the month.  Community Center/Recreation Revenue, which includes access cards, boat/fishing permits, bar/grill, snack shack, private events, vending and event income, was $7,920 for the month.  Resale fees, newsletter ads and miscellaneous income were at $2,539 bringing the total income for the month to $510,547.  On the expense side total expenses for the month were $332,912.  These expenses include, administrative, general/professional, public safety, maintenance, bar and grill, CC/Recreation, insurance and utilities.  Our cash assets for the month are $864,395, reserve fund are $764,629 and our investment account are $129,242.  A motion was made by Chris Claude and seconded by Bob Leon to accept the Treasurer’s report.  The motion passed unanimously.

 

Under Old Business

·       Whelan spoke about vandalism in the community.  He suggested that if the individual was caught, there should be a $500 fine as well as the cost for repairs.  If the costs exceed the dollar amount for a felony, the individual will be turned over to Regional police.  Some of the items vandalized this year include toilets seats ripped out of the newly renovated bathrooms at Pine Tree beach and Main Beach, stuffing toilet paper, diapers and feminine products down the toilets, broken basketball hoops right after installation, pried open new shack at Pine Tree Lake and a broken window at the indoor pool.  New high definition cameras are being installed.  In addition, Whelan wants to offer a reward to anyone who reports a vandal where it leads to a conviction.  Camino recommended that the reward should be half of the fine.  Whelan also stated that if caught and the damage was done by a renter or child, the property owner will be responsible for the fine as well as the cost for repairs. 

·       Any abuse of staff will not be tolerated.  On too many occasions, staff is abused at the reception area at the Administration Building.  On top of a citation, there will be restrictions on the member’s privileges.  In cases where there is threat of physical harm, Regional police will be notified. 

·       Currently work is being done at the rear of the Community Center.  The eaves are rotted and are being replaced.  $300K of road work is being completed.  The front door at the Community Center is being replaced and all staff are preparing for winter.  The report for Clover Bridge and Cedar Bridge just came in. Management will meet with the board to discuss the next steps.

 

Under New Business:

·       Approval of the 2022 Annual Meeting minutes was done at the beginning of this meeting.

Committee Reports        

Dave Borsos, newly elected chair of Finance and Planning (F&P),   spoke on behalf F&P.  Their meeting was held on September 22^nd. Borsos stated that we have a nice number of people on the committee. He stated revenue and head count for events that occurred in June/July was:

1.    August 18th , Trivia, income $797.00, Attendance 35

2.    August 24th, Thirsty Thursday, income $433.75, Attendance 17

3.    August 26th, Wing Night, income $556.50, Attendance 20

4.    August 31st, Thirsty Thursday, income $620.00 Attendance 21

5.    September 1^st. Game Night, income $373.75, Attendance 19

6.    September 7th,  Thirsty Thursday, income $139, Attendance 10

7.    September 14th, Thirsty Thursday, income $100.75, Attendance 5

8.    September 21st, Thirsty Thursday, income $414.75, attendance 33

The Operating Fund/Expense Report showed that costs associated with the bar are grill for the month is $16K while income was $6.5K; Dirt road paving was $150K YTD.  Road Repair was $133K; Reserves are $764K.  The next scheduled meeting of F&P will be held on Friday, October 20th at the Administration building.

Debra Rowe was elected Chair and stated that Rules and Regulations met on September 13th and meets every second Wednesday of the month.  Three new members joined this committee.  Currently they are discussing unsightly properties.  She inquired about their minutes from the meeting and should they be sent to the board.  She was told that they can come to the board through their liaison, Bob Leon. 

Mike Camino stated that the Real Estate committee met in September and Ted Wolski is the new chair.  They discussed the landlord meeting that is scheduled for the Fall.  Camino stated that everyone should receive the packages developed for Septic systems.  The next meeting is scheduled for November.

 

Director’s Comments

                              Bob Leon stated that there are 32 homes for sale in Emerald Lakes.  Homes have been on sale for 4 to 190 days.  Two homes for sale are lake fronts, while one home is listed for over $1M that is not a lake front but has a covered pool. 

          Mike Camino will write up a resolution for the septic policy.

Connie Simpson advised the membership that cats are being shot in Emerald Lakes.  She knows of three cats that were shot.  One was hers. 

Chris Claude reminded everyone about the Veteran’s day brunch.  He stated that it was opened to everyone.

Bill Baehr stated that he drove around the community and saw four instances of people running stops signs.  He cautioned the membership to be careful at the stop signs.  He also stated that people should not be passing school buses while the lights are blinking.  If you are waiting for you child at the Island bus stop you should be parking in the parking lot.

Maria Tirado-Quinones asked if “STOP” could be painted on the roadway at the stop signs.  She also thanked maintenance for trimming the bushes at Island Drive.  She also commended maintenance for fixing the basketball courts. 

Buz Whelan stated that the tickets for “Drag Through the Seasons” go on sale on October 5^th at the Lodge.

Bill Baehr asked people that are out walking at night to be careful since there are no street lamps in the community.  Reflective clothing should be worn and flashlight should be carried.

Public Comments

          Louise Leon thanked everybody. She stated water aerobics is doing well.

          Debra Rowe stated that the next meeting for Rules and Regulations is October 18^th.

Ange Noonan stated that the Emerald Ladies will be celebrating their one year anniversary.  On October 1^st, Chair exercises will resume.  They will be held every Sunday at 2:00 PM at the Lodge.  Living Well in ELA will start on October 5^th at 10:30 AM at Pine Tree Beach.  Tai Chi Classes will begin on Friday October 6^th.  The Well and Septic Workshop will be held on October 14^th at 9:30 AM at the Lodge. Community Clean-up day will be held on October 21^st.  Sign up at the Administration building starting at 10:00 AM to collect supplies.

          Christine Roberts is presenting the Living Well in ELA series.  She has her Master’s in Public Health and Safety and is a registered RN.  The program runs for 5 weeks and the first 15 participants will receive “The Clean Plate Cookbook”.  

          Linda Shuey stated that the shoulder at Main Beach is dangerous.  It drops off and it has to be repaired.  She wants to know if any work will be done at the Clover Bridge since this is our third inspection and none of the recommended work was done.  She also questioned the grates on the pipes at East Emerald.  She has a concern…not a complaint that the water flow is being restricted.  She was told that the grate blocks trash and debris from going into the pipes.  And for safety reasons, we want to keep staff from having to clean the debris from the pipes.

Selena questioned when the saunas at the Community Center will be fixed.  She was told, hopefully by Fall.

Twenty nine (29) new members were welcomed to the Community.

          A motion was made by Connie Simpson to adjourn.  It was seconded by Mike Camino.  Meeting adjourned at 11:33 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 11:01 AM.  After the Pledge of Allegiance, Bill Baehr Secretary informed Buz Whelan, President that we had a quorum.  Whelan then named Baehr, Judge of Elections. Six board members were present as confirmed by the roll call of the board conducted by Bill Baehr.  Chris Claude was absent.  Buz Whelan, President, introduced General Manager Darryl Gamble, Assistant General Manager Nicole Clemens, Nick Haros from the law firm of Young and Haros, and Ed Anderson from the accounting firm of William Owens and Co.  Whelan announced that the meeting was being live streamed, archived  and will be in accordance with Robert Rules of Order except where our by-laws govern.  He said that during member’s comments, members are allowed to speak on one subject for two minutes.

 Whelan started his Opening Comments by stating that his president’s message and the general manager’s message were included in the special edition of the Emerald Lakes Newsletter.  He stated that all their accomplishments were identified in the newsletter.  He wanted to recognize the community as a whole.  The enthusiasm of the volunteers who want to improve this community has been striking.  Whelan talked about the Emerald Ladies who are currently Trapping, Neutering and Returning (TNR) feral cats in our community.  They have done multiple cats weekly.  The Emerald Ladies are also hosting a workshop on Well and Septic System maintenance on October 14^th at the Lodge.  Whelan also recognized the volunteers who have worked at the Butterfly Garden and mentioned the beautiful wings that were created by Cathy Borsos.  Some of the same team members at the garden also worked on the beautiful enhancement to the main entrance at the community.  Whelan thanked the fishing club for hosting the Fishing Rodeo for the kids and helping with the fishing regulations on our lakes.  He singled out Eric Bergstrom and Freddy Roman for patrolling the lakes assuring those fishing had the proper licenses and registrations. The Recreation Club has been doing an awesome job and just recently had movie night at the pool while showing the movie “Jaws”.  Individuals recognized were Bill Baehr for running trivia once a month and for Juan and Evelyn Cortes for hosting karaoke once a month.  Finally he recognized the committees that met once a month or every other month and provided valuable feedback to the board.  They were Finance and Planning Committee (F&P), Real Estate Committee and Rules and Regulations.  Whelan ended his message with announcing a Drag Show that will be at the lodge on November 11^th.  They are an off Broadway troupe that has performed here in the past. 

Whelan turned the floor over to Bill Baehr to announce the Volunteer of the Year Award.  Baehr stated that a volunteer was a person who freely offers to take part in an enterprise or undertake a task.  He was proud to name Ange Noonan as the recipient of the award.  Ange has served four years on the board and worked hard.  With the Emerald Ladies she has started the Free Libraries and has an enormous compassion for animals.  She started the TNR program in the community and has opened her home to senior pets.  When Bill was sick with Covid, Ange always checked up on him and bought him food.  Ange’s nomination was with full consensus from the board.  Baehr handed the floor back to Whelan where he announced the Lifetime Achievement award being awarded to Earl Frank.  Earl has served on the board for many years as Treasurer and then as Chair of the Finance and Planning Committee.  He has a strong financial background and was able to keep the Association on the right track.  Congratulations to Ange and Frank.  Your awards were well deserved. 

At this point in time, Baehr who was Judge of Election called for anyone that was running from the floor to come forward.  No one came forward.

Guest speaker, Nick Haros from the firm of Young and Haros stated that he has been representing the Association for the last 6 to 7 years.  His firm specializes in representing Home Owners Associations (HOA).  Emerald Lakes has had a quiet year this year where there were no conflicts.  He commended our management team and 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 the apportionment of the annual assessments.  This helps with the building and maintenance of roads.

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, 2023 contains no material errors.   Cash in operation is $910K; Reserves $943K; Income statement $3.4M in dues revenue; $628K in road work.

Dave Borsos gave the Treasurer’s report.  He stated that overall our financial situation is good.  The budget is stable and our income is higher than our spending.  Maintenance is not being delayed.  Seven years ago we had a 49% collection rate, while today that rate is close to 75%.  There are plans being developed for the Clover Bridge repairs and a new Administration office, as well as rebuilding the bathhouse at the outdoor pool.  That bathhouse has to be relocated due to codes being changed.  Finally, Borsos talked about vandalism in our community.  The renovated bathrooms at the beaches on the swimming lakes were trashed as well as some games in the game room at the Lodge.  The skee ball and shuffle board equipment was damaged beyond repair.

Candidate speeches followed next.  The floor was turned over to Bill Baehr who introduced the candidate.

The first candidate, Dave Borsos stated that we currently have a great team of board members and he wants to run again.  He was involved with the installation of the butterfly garden, assisted in the fishing rodeo, donated toys for the fishing rodeo, help beautify the front entrance.  His strengths include communication.  He just retired as a psychologist.  He doesn’t take things personally and he asked for your vote.

Jason Bradley stated that he wanted to help close the gap between the residents and the board.

Michael Camino stated that transparency, communication, financial/budget and amenities are important to him.  He thinks we can do better with communication and with keeping within budget.  He wants what is best for the community and wants to spend funds wisely.  He is willing to listen to new ideas.  He feels he is a positive influence, but feels we can do better.  He feels he has the mark of a good leader and he can look at the big picture.  He wants to get rid of the us vs. them approach.  We are all family.

Bob Leon stated that he started Emerald Lakes in the Poconos FaceBook page.  He is asking for your vote.

Maria Tirado-Quinones stated that she bought her property in 2016 and during that time she came up on weekends and lived here full time for a year and a half during Covid.  She plans on retiring here.  She has served as chair of the Real Estate Committee and works with the Recreation Club.  She works in Lower Manhattan and is the head of Human Resources.  She wants to move forward with what is already working.  She has some learning to do but she wants this to be a luxury community.  She wants to make our community better. Property values are important to her and she respects everyone’s rights.  She wants to be the voice of the people, she is smart, and she has a big mouth.

Polls opened for Director ballots.

After ballots were cast the floor was opened up for questions and comments.

Zack is new to the area.  He purchased an STR property in 2023.  He stated that there are around 2,000 homes in ELA and there were less than 300 votes cast.  That is less than 20% participation.  He was concerned that he couldn’t ask the candidates questions.  He wanted to know what the candidates wanted to put into place if they were elected. 

Christa stated that the live streamed meetings were not helpful since they couldn’t hear what Darryl Gamble was saying.  She was told that they added microphones so that everyone could be heard.

Rachael stated that questions for the candidates are asked at Meet the Candidates.

Jay stated that he has been coming to the annual meeting for 10 to 12 years and the meetings today are so different.  There was lots of animosity back then.  Today the Lodge is beautiful, all roads are paved, the board has done tremendous work and the General Manager and staff has improved. His emails are responded to.  He stated that the atmosphere is different and that is a tribute to the board and staff.

Alba Rodriguez of Red Oak Court asked how you are going to get people to show up.

Debra Rowe stated that we should do a census to see what people want.  We also should have seminars with the police and fire department.

Ernie Biondolillo stated that he has been here since 1987.  There is a house on Minsi Trail that has numerous cars in the driveway that are worked on.

Brittany Bradley asked why we are asking the board to do things that we should be doing.  We are a community.  We need to bring friends out for events.

Zack spoke again and wanted to know how the candidates stood on STRs. He also agrees that a census should be done.  He was concerned with the special assessment for the Clover Bridge and Administration building.

Lot 101 in the Estates said that she had 5 incidents of trespassers from STR.  She would prefer to pay higher dues than to give up her quality of life.

Rachael asked if there was grant money for the bridge.  She was told we don’t qualify for it.

Voting Results

Maria Tirado-Quinones – 137 votes (elected for a three year term)

Bob Leon – 119 votes (elected for a three year term)

Mike Camino – 111 votes (elected for a one year term)

Dave Borsos – 107 votes

Jason Bradley – 62 votes

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.

166 Yes

18 No

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.

168 Yes

16 No

Mike Camino made a motion to adjourn.  It was seconded by Bob Leon Meeting adjourned at 12:51 PM.

Officers are as follows:

Buz Whelan – President

Chris Claude – Vice President

Bill Baehr – Treasurer

Maria Tirado-Quinones – Secretary

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.

Emerald Lakes Board of Directors Annual Meeting, August 26, 2023

by Kathy Leslie-Whelan

The meeting was called to order at 11:01 AM.  After the Pledge of Allegiance, Bill Baehr Secretary informed Buz Whelan, President that we had a quorum.  Whelan then named Baehr, Judge of Elections. Six board members were present as confirmed by the roll call of the board conducted by Bill Baehr.  Chris Claude was absent.  Buz Whelan, President, introduced General Manager Darryl Gamble, Assistant General Manager Nicole Clemens, Nick Haros from the law firm of Young and Haros, and Ed Anderson from the accounting firm of William Owens and Co.  Whelan announced that the meeting was being live streamed, archived  and will be in accordance with Robert Rules of Order except where our by-laws govern.  He said that during member’s comments, members are allowed to speak on one subject for two minutes.

 Whelan started his Opening Comments by stating that his president’s message and the general manager’s message were included in the special edition of the Emerald Lakes Newsletter.  He stated that all their accomplishments were identified in the newsletter.  He wanted to recognize the community as a whole.  The enthusiasm of the volunteers who want to improve this community has been striking.  Whelan talked about the Emerald Ladies who are currently Trapping, Neutering and Returning (TNR) feral cats in our community.  They have done multiple cats weekly.  The Emerald Ladies are also hosting a workshop on Well and Septic System maintenance on October 14^th at the Lodge.  Whelan also recognized the volunteers who have worked at the Butterfly Garden and mentioned the beautiful wings that were created by Cathy Borsos.  Some of the same team members at the garden also worked on the beautiful enhancement to the main entrance at the community.  Whelan thanked the fishing club for hosting the Fishing Rodeo for the kids and helping with the fishing regulations on our lakes.  He singled out Eric Bergstrom and Freddy Roman for patrolling the lakes assuring those fishing had the proper licenses and registrations. The Recreation Club has been doing an awesome job and just recently had movie night at the pool while showing the movie “Jaws”.  Individuals recognized were Bill Baehr for running trivia once a month and for Juan and Evelyn Cortes for hosting karaoke once a month.  Finally he recognized the committees that met once a month or every other month and provided valuable feedback to the board.  They were Finance and Planning Committee (F&P), Real Estate Committee and Rules and Regulations.  Whelan ended his message with announcing a Drag Show that will be at the lodge on November 11^th.  They are an off Broadway troupe that has performed here in the past. 

Whelan turned the floor over to Bill Baehr to announce the Volunteer of the Year Award.  Baehr stated that a volunteer was a person who freely offers to take part in an enterprise or undertake a task.  He was proud to name Ange Noonan as the recipient of the award.  Ange has served four years on the board and worked hard.  With the Emerald Ladies she has started the Free Libraries and has an enormous compassion for animals.  She started the TNR program in the community and has opened her home to senior pets.  When Bill was sick with Covid, Ange always checked up on him and bought him food.  Ange’s nomination was with full consensus from the board.  Baehr handed the floor back to Whelan where he announced the Lifetime Achievement award being awarded to Earl Frank.  Earl has served on the board for many years as Treasurer and then as Chair of the Finance and Planning Committee.  He has a strong financial background and was able to keep the Association on the right track.  Congratulations to Ange and Frank.  Your awards were well deserved. 

At this point in time, Baehr who was Judge of Election called for anyone that was running from the floor to come forward.  No one came forward.

Guest speaker, Nick Haros from the firm of Young and Haros stated that he has been representing the Association for the last 6 to 7 years.  His firm specializes in representing Home Owners Associations (HOA).  Emerald Lakes has had a quiet year this year where there were no conflicts.  He commended our management team and 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 the apportionment of the annual assessments.  This helps with the building and maintenance of roads.

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, 2023 contains no material errors.   Cash in operation is $910K; Reserves $943K; Income statement $3.4M in dues revenue; $628K in road work.

Dave Borsos gave the Treasurer’s report.  He stated that overall our financial situation is good.  The budget is stable and our income is higher than our spending.  Maintenance is not being delayed.  Seven years ago we had a 49% collection rate, while today that rate is close to 75%.  There are plans being developed for the Clover Bridge repairs and a new Administration office, as well as rebuilding the bathhouse at the outdoor pool.  That bathhouse has to be relocated due to codes being changed.  Finally, Borsos talked about vandalism in our community.  The renovated bathrooms at the beaches on the swimming lakes were trashed as well as some games in the game room at the Lodge.  The skee ball and shuffle board equipment was damaged beyond repair.

Candidate speeches followed next.  The floor was turned over to Bill Baehr who introduced the candidate.

The first candidate, Dave Borsos stated that we currently have a great team of board members and he wants to run again.  He was involved with the installation of the butterfly garden, assisted in the fishing rodeo, donated toys for the fishing rodeo, help beautify the front entrance.  His strengths include communication.  He just retired as a psychologist.  He doesn’t take things personally and he asked for your vote.

Jason Bradley stated that he wanted to help close the gap between the residents and the board.

Michael Camino stated that transparency, communication, financial/budget and amenities are important to him.  He thinks we can do better with communication and with keeping within budget.  He wants what is best for the community and wants to spend funds wisely.  He is willing to listen to new ideas.  He feels he is a positive influence, but feels we can do better.  He feels he has the mark of a good leader and he can look at the big picture.  He wants to get rid of the us vs. them approach.  We are all family.

Bob Leon stated that he started Emerald Lakes in the Poconos FaceBook page.  He is asking for your vote.

Maria Tirado-Quinones stated that she bought her property in 2016 and during that time she came up on weekends and lived here full time for a year and a half during Covid.  She plans on retiring here.  She has served as chair of the Real Estate Committee and works with the Recreation Club.  She works in Lower Manhattan and is the head of Human Resources.  She wants to move forward with what is already working.  She has some learning to do but she wants this to be a luxury community.  She wants to make our community better. Property values are important to her and she respects everyone’s rights.  She wants to be the voice of the people, she is smart, and she has a big mouth.

Polls opened for Director ballots.

After ballots were cast the floor was opened up for questions and comments.

Zack is new to the area.  He purchased an STR property in 2023.  He stated that there are around 2,000 homes in ELA and there were less than 300 votes cast.  That is less than 20% participation.  He was concerned that he couldn’t ask the candidates questions.  He wanted to know what the candidates wanted to put into place if they were elected. 

Christa stated that the live streamed meetings were not helpful since they couldn’t hear what Darryl Gamble was saying.  She was told that they added microphones so that everyone could be heard.

Rachael stated that questions for the candidates are asked at Meet the Candidates.

Jay stated that he has been coming to the annual meeting for 10 to 12 years and the meetings today are so different.  There was lots of animosity back then.  Today the Lodge is beautiful, all roads are paved, the board has done tremendous work and the General Manager and staff has improved. His emails are responded to.  He stated that the atmosphere is different and that is a tribute to the board and staff.

Alba Rodriguez of Red Oak Court asked how you are going to get people to show up.

Debra Rowe stated that we should do a census to see what people want.  We also should have seminars with the police and fire department.

Ernie Biondolillo stated that he has been here since 1987.  There is a house on Minsi Trail that has numerous cars in the driveway that are worked on.

Brittany Bradley asked why we are asking the board to do things that we should be doing.  We are a community.  We need to bring friends out for events.

Zack spoke again and wanted to know how the candidates stood on STRs. He also agrees that a census should be done.  He was concerned with the special assessment for the Clover Bridge and Administration building.

Lot 101 in the Estates said that she had 5 incidents of trespassers from STR.  She would prefer to pay higher dues than to give up her quality of life.

Rachael asked if there was grant money for the bridge.  She was told we don’t qualify for it.

Voting Results

Maria Tirado-Quinones – 137 votes (elected for a three year term)

Bob Leon – 119 votes (elected for a three year term)

Mike Camino – 111 votes (elected for a one year term)

Dave Borsos – 107 votes

Jason Bradley – 62 votes

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.

166 Yes

18 No

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.

168 Yes

16 No

Mike Camino made a motion to adjourn.  It was seconded by Bob Leon Meeting adjourned at 12:51 PM.

Officers are as follows:

Buz Whelan – President

Chris Claude – Vice President

Bill Baehr – Treasurer

Maria Tirado-Quinones – Secretary

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.