by Buz Whelan

The meeting was unusual in that the time and energy of the Public Comments section greatly overshadowed that of the prepared agenda items. What is normally a brief and uneventful portion of the meeting was instead characterized by angry exchanges between board members and attendees.
The meeting was called to order at 9:34am and began with the usual pledge of allegiance to the flag.
President’s Comments: President Leslie said he hoped to see “all of you” at the annual meeting. He added that he was proud to serve as this board’s president for the past year and was also proud of all they accomplished. These remarks brought puzzled looks by many of those in the audience. He concluded by calling for the treasurer’s report.
Treasurer’s Report: Treasurer Earl Frank said that due to the ongoing year-end audit, no financials were available. He further stated that the audit was on schedule and would be completed in time for presentation at the annual meeting. He said that to his knowledge, thus far no irregularities were discovered.
Manager’s Report: GM Judy Kennedy wished all the candidates for this year’s election good luck. She expressed the hope that all would have a mindset to work with management. Ecological Solutions will be treating Deer Lake Tuesday, July 29th. Public Safety will be putting stickers on illegally parked cars warning of towing if not moved and that, if the warning was ignored, towing would follow. Director Fitzgerald then interrupted, asking a question about Ms. Kennedy’s credentials. This forced Ms. Kennedy to discuss a procedural difficulty caused by her recent name change (Fitzgerald’s question elicited personal information inappropriate for a public forum. I’m uncomfortable having to write even that much on the subject). Ms. Kennedy also responded to another question from Fitzgerald, assuring the board that she is working with the new attorney in helping to get him acclimated to our particular situation and set of problems.
Committee Reports: As is the usual case leading up to the annual meeting, the Maintenance Committee, Finance & planning Committee and the ad hoc Committee to Revise the Bylaws will not meet again until September.

Reporting for the Events Committee, Chairperson Stefania Johnson reported on a very successful Sock Hop/Classic Car Display/Drive-in Movie event held the night before. She announced that Dancing With The Stars is being moved from August 16th to September 27th. Ms. Johnson then reported that the Adult Night, scheduled for August 23rd at the outdoor pool would be moved to the Community Center. This is due to inadequate lighting at the pool that would cause the event to be terminated prematurely as twilight fell. She was stopped by GM Kennedy who said that the board would have to approve the move. Alternatively, the date of the event could be changed. Stay tuned.An Octoberfest celebration is in the planning stage with a date TBD. Halloween falls on a Friday this year. That night there will be an adult costume party at the community Center. A kids’ party will be held at the center the following day.

Speaking for the Nominations Committee, Chairperson Cookie Lietwinski reminded all that Meet the Candidates will be held at 9:30am, Saturday, August 2nd in the Community Center. She will act as moderator of the question and answer event.

Liaison Carmen Broadnax reported that recommendations by the Real Estate Committee were being considered.
Old Business
–Clause 15 – Attorney – Second Opinion Newly engaged attorney Ed Hoffman is now studying the “Clause 15” properties and problems thereof. This is the same problem that attorney George Hludzik had been studying for the last year.
-Bylaw Changes The new attorney is also studying the bylaw changes submitted to the board on January 25th last, and which had been under review by our former attorney since then. Therefore, there will be no bylaw revisions on the annual meeting agenda.
-Variances The new attorney blah, blah, blah.
New Business
-Resolution #45 – Equipment Purchase A total of $103,000 was appropriated for the purchase of a tractor, mini excavator, roadside cutter and equipment trailer.
-Resolution #46 – Tax Appeal – Reclassification The board unanimously resolved to seek reclassification of recently acquired properties to class 6 (amenity use, non-taxable).
A resolution was offered and then withdrawn on approving a form for beach usage by members for group activities such as parties. The consensus was that individual forms were not properly handled through official resolutions.
Public Comments
(Author’s note: The public comment section of the meeting was somewhat chaotic in that members raised issues that were briefly discussed, abandoned to new topics and then re-addressed. Instead of attempting to present these in the normal temporal order I have grouped them by topic. Where possible there are quotes, but conversation was often so fast and furious I can only characterize it.)
“Clause 15 Properties”: Pat Galderisi, who has done considerable research on these properties and the problems they present, spoke at least 4 times on the subject. She is frustrated by the lack of action by the board and attorney. She pointed out that she worked with then-board Secretary Carmen Broadnax last summer and that the fruits of that labor were turned over to the board. Apparently there was considerable detail in the report and a great deal of effort was involved in putting it together. Ms. Galderisi emphasized that grouping all problem properties under the “Clause 15” nomenclature was misleading. Some properties were designated as Emerald Lakes only until a specific point in time, such as 1987. Other properties do not have declarations attached to the deeds, and while they are located in Emerald Lakes geographically they are not technically (or officially, whatever) part of the association. In many of these cases owner/residents pay dues and enjoy the full benefits of membership -including voting at annual and special meetings. This ‘voluntary membership’ is not permitted under our bylaws and Pennsylvania Act 180. Galderisi cautioned Judge of Elections June Solla that she must take care in ensuring that non-members, whether dues-paying or not, are not allowed to vote. Carmen Broadnax asked that Pat give the Judge of Elections a list of these non-member dues payers. Galderisi responded that she had given all the information to all the board members and was not about to duplicate the effort. She demanded that the board prepare a list from the information they already had. Other members, for instance Flo Mauri, also contributed to this discussion/debate that flared up again and again throughout the comment period. At one point President Alex Leslie said of the issue, “This board will see it through. You have my word.” When asked for a deadline, Leslie declined to provide one.
Staffing: Member Kevin Marsland questioned why, when a huge event was underway at Pine Tree Island Beach on Saturday, July 5th, the Community Center was also open and fully staffed. He complained that this was not an efficient use of resources, since very few members utilized the center while over a hundred were at the beach. GM Kennedy, thrown under the bus by board members, tried to justify the decision by saying that the center normally stayed open during past external parties. She was apparently given this incorrect information by board members, though none stepped up to shoulder responsibility. Events Chair Stefania Johnson corrected the misinformation, and member Buz Whelan pointed out that the board has dominion over all amenities and can open or close them at their discretion. Examples given were the comedy shows and the cabaret night where paid admission was required. Whelan also cited the fact that the CC was once open 7 days a week, and though it is open Wednesday nights during the summer, it was closed Wednesdays during the Winter. To a director’s comment that the beach event was successful (so what’s the problem?) a number of members protested that voluntary actions by members were responsible for that success. Flo Mauri said that using the success of the party as justification for pulling staff was totally unfair, since it could not be known that members would step up and, in any case, substituting volunteers for staff is poor management (or words to that effect).
Beach Rental: Another back and forth as members pressed for details on large parties at the beaches, most often Pine Tree. Apparently there is no charge per se for the permit, though a $200 refundable clean up deposit is required. There is also a $5 per person bracelet charge for non-members. Questions about size and noise limitations went unanswered. The GM said that even if a party were authorized the beach remains open to members. This seemed a bit disingenuous since huge, noisy parties of any particular group have an inhibiting and intimidating effect on non-invitees, regardless of whether the beach is said to be ‘open.’
Bylaw Revisions: Speaking on behalf of his committee members, Chairperson Buz Whelan voiced his frustration that no bylaw revisions would be on the annual meeting agenda. Not only was the committee specifically charged with developing a comprehensive amendment and procedure for absentee voting in September of 2013, it succeeded in the task and presented both the amendment and protocol for voting to the board at the January 25, 2014 monthly open board meeting. At every single successive board meeting, workshop and monthly open, Whelan asked about the status of the amendment and was told, every time, that the attorney was studying it. Now, said Whelan, we are told that the new attorney is looking at it, and the process is back to where it was in January. Whelan also asked why the question of removing the unsightly property amendment from the bylaws was not being considered since it is hardly a legal question. He reminded the board that an interview with Code Enforcement Office Ralph Musto revealed that not one citation for unsightly property has ever been written based on the bylaw amendment. According to Musto, the issue is more comprehensively covered in the Emerald lakes Association Rules and Regulations, and that is the basis for citations. No answer was forthcoming to the question of why this is not being offered for a vote.
Misfeasance of Board Authority: Member Darren Johnson rose to complain that a board member with a personal vendetta against his wife Stefania used her access to member records to harass her. Apparently, though Darren and Stefania had updated their property deed to include Stefania upon the occasion of their marriage, this information had not yet made its way to the office records. A letter was sent informing Stefania that she could no longer chair the Events Committee since she was not a member of the association. While the Johnsons were able to correct the misinformation, Darren expressed his outrage that access to personal information by a board member could be used to forward a personal agenda. Director June Solla asked President Leslie to make a previously agreed upon statement. Leslie said that the board approved the letter. Johnson responded that this approval was based on incorrect, outdated information.

by Buz Whelan

The June open board meeting was called to order at 9:30am by President Al Leslie with a call for the Pledge of Allegiance to the flag. About 45 members packed the audience in the cramped Bingo Room of the Community Center. All seven directors were present along with Judy Kennedy and Brad Jones of Preferred Management. Leslie called for approval of the previous month’s minutes. Director Fitzgerald objected, saying she only got the packet the previous evening, around 7pm. Apparently the 14 1/2 hours intervening were insufficient for Ms. Fitzgerald to read both pages of the minutes. Fitzgerald’s complaint notwithstanding, the minutes were approved. President Leslie used the President’s Message only to welcome all those in attendance. He then passed the baton to Treasurer Earl Frank.
Treasurer’s Message Treasurer Frank reported that the audit by Riley & Co., continues and is on schedule to be completed before the Annual Meeting. He reported that the association netted $32,000 in delinquent debt and fines, collected by the attorney over the previous month.
Manager’s Report On-site General Manager Judy Kennedy reported that the outdoor pool is open. GOE, the firm that inspected the Pine Tree Dam, valve and evacuation pipe has been contracted to monitor and inspect our dams for the next three years. She reported that solar covers for the outdoor pool are en route and that roadside cutting had begun the previous Tuesday. She then turned the report over to Brad.
Brad Jones then read a letter he had written to the board. In it he cited Carmen Broadnax, liaison to Preferred Management, for unprofessional behavior, unethical conduct, and with being uncooperative to the extent that she was undermining their work. He ended the letter with a request that a new liaison be appointed to the position. (For a moment, you could hear a pin drop). Then Vice President Dan Glasgow took the lead, saying he would like Ms. Broadnax to be removed as liaison from any and all committees, as Judge of Elections, and as board secretary. He cited what he called stalling behavior, unprofessionalism and clear, multiple violations of the board’s Code of Ethics. Director Fitzgerald said she had a hard time understanding what was going on and began blathering on about hearsay, though Mr. Glasgow was referring to and presenting direct evidence. Broadnax challenged Glasgow to prove her guilty of anything. He read from the Code of Ethics, produced a copy with her signature and then produced evidence that Broadnax had shared confidential information (in the form of letters from members to the board considered in executive session) with committee members and others not on the board. Pointing out that what is discussed in executive session must stay in executive session, Glasgow asked Ms. Broadnax to voluntarily step down. She unhesitatingly refused. With a slight shake of his head, Glasgow took a breath and then said, “Then I make a motion that Carmen Broadnax be removed as Board Secretary, Judge of Elections and all her liaisons.” President Leslie called for a second, turning toward Treasurer Frank who gave an audible sigh and said, “Yeah, sure, I’ll second that.” As the vote was taken, Bishop, Frank and Glasgow voted in the affirmative, Broadnax, Solla and Fitzgerald against. Three to three. President Leslie shrugged slightly and said. “Then I’ll break the tie. I vote for the motion.” Broadnax immediately stood up and quickly left the room, not to return for the rest of the meeting.
Committee Reports Stefania Johnson reported for the Events Committee. She said flags would be displayed for Flag Day (June 11th). She reminded everybody in the room that Adult Night would be held that evening. She pointed to poor attendance for the Gay Pride event and hinted that a different type of event would be planned for the next year. She said there would be a party on Pine Tree Beach between 1 and 6pm on Independence Day. She also said an event called Dancing with the Stars would be held August 16th, and another Adult Night was being planned for August 23rd.

Buz Whelan reported that the Finance and Planning Committee had endorsed the board’s request for a $200 annual dues increase by a majority vote at their June 21st meeting. Reporting also for the ad hoc Committee to Revise the Bylaws, Whelan read a proposal to drop Section 3, Unsightly Property, from the Amendments. The committee reasoned that regulations on this are more comprehensive in the Rules and Regulations of the association, and that the Code Enforcement Officer has stated that he has never used the bylaws in his citations, but rather the R&R which are more specific. This makes the amendment redundant and inappropriate where it is now. The recommendation to allow a vote on absentee voting and a protocol for conducting such an exercise was previously presented. Responding to a recent request by Director Broadnax, the committee met on Wednesday, June 25th and created revised language for all sectors of the bylaws that would be affected should the initiative pass.

Nominations Committee Chairperson Carol Lietwinski reported that Meet the Candidates would be held on Saturday, August 2nd at 9am. Any interested candidates who had not yet put in their paperwork had until COB Monday, June 30th to do. Reporting for the Emerald Lakes Directors Alumni Society, Flo Mauri said her organization was sponsoring a Volunteer Appreciation/Welcome New Members Luncheon on Saturday, July 19th in the Community Center beginning at noon. Invitations have been sent.
Old Business
Clause 15 – Second Opinion Attorney Edward Hoffman had been engaged to give a second legal opinion on the disposition of Clause 15 properties and a recommendation on how to proceed.
Bylaw Changes (see Committee Reports)
Variances (see new policy under New Business)

New Business

Resolution #41 – $200 Dues Increase The board approved that a recommendation for a $200 increase in the annual dues be presented to the membership at the Annual Meeting. It further recommended that $100 of this be dedicated to operations and $100 to the reserve fund. The vote was 4-0, with Director Margaret Fitzgerald abstaining.
Resolution #42 – Variance Policy Code Enforcement Officer Ralph Musto shall be tasked with attending township hearings when a variance on an Emerald Lakes property is being considered. It was also suggested that a director or other member also attend.

Resolution #43 – GOE Annual Inspections The GOE engineering firm will conduct dam inspections for the next three years.
Resolution #44 – Matthew Cuadra Scholarship $200 in scholarships shall be awarded each year divided into 2 $100 awards to two deserving students. (Matthew, then a senior, was struck and killed by a car on Long Pond Rd and Roads End while waiting for his bus in December of 2007).
Brad Jones presented a summary of the maintenance building collapse, recommended it be replaced by a stronger steel structure, He said that with the $27,000 insurance payment it would only cost $7,000 additional to the community. All were in favor except Director Solla, who said she wanted an additional study.
Public Comments
Heidi Castro kicked off a long discussion on the lack of children’s programs and the need to begin planning them forthwith. Brad suggested that a list of desired programs be presented to the board. He said the first requirement would be to find a state-certified person to oversee the programs. Currently, no staffers are qualified.
Bob Leon suggested we consider speed bumps to slow speeders.
Mark Davis said that short term rentals are still creating problems for neighbors, the same issues as last year. These general complaints were echoed by neighbor Bill Reiser.
Former board member John Cress, who served with some distinction from 2010 until a new job forced his resignation, pleaded with the board to work together. Former director Buz Whelan added his two cents, pointing out that whenever one observes a fight the temptation is to view the combatants as equally guilty, but in virtually every confrontation there is an aggressor and a defender. Whelan claimed to see that in this board, with some members genuinely trying to do the people’s work, while others were constantly obstructing. He said that although it was made clear several months ago that Preferred Management was chosen by a split decision (4 to 3), he was tired of hearing at every single meeting about why the minority voted against them. He said that this was part of a process of undermining what he viewed as competent management, and for the good of the association it was time (actually long past time) that all directors get behind the management team and support them.
Author’s note: I’d like to thank Arlene Ciervo whose notes proved invaluable in preparing this article. My own notes were incomplete due to an illness that caused difficulty in recording the events of the meeting.

by Buz Whelan

President Alex Leslie called the meeting to order at 9:35 pm. All seven directors were present along with GM Judy Kennedy and Preferred Management representative Brad Jones. About 25 members were also in attendance.

President’s Message: President Al Leslie announced that Preferred Management has been selected to replace our departed GM on a more or less permanent basis. The board has signed a 2 year contract with the company, with Judy Kennedy as the on-site GM. This was greeted with enthusiastic applause by all except 3 directors. Board Secretary Carmen Broadnax said that her first choice had been K. Diehl Management (formerly Appletree Management) because they are an older, more experienced company with deeper resources. Directors Solla and Fitzgerald also dissented, but a majority comprised of Treasurer Earl Frank, Vice President Millie Bishop, Director Dan Glasgow and President Alex Leslie prevailed. Following brief remarks recognizing the Memorial Day holiday and what it stands for, Leslie turned the meeting over to the treasurer.
Treasurer’s report: Treasurer Earl Frank stated he would be presenting the year-end financial figures, but cautioned that because our newly hired auditor Reilly and Co, had only just begun their audit, that these were unaudited figures. He added that the audit should be completed by mid-July.
Frank reported that our total revenue of $1.885M exceeds our budgeted revenue by $43K. This is primarily due to an increase over budgeted amounts on various fees, resale certificates, permits, and code and public safety violations of $50K. For example, this month the Appeals Committee upheld approximately $3,900 in fines. Also, as cited last month we collected $6,800 from our insurance company due to the damage to our Ford truck. These positive variances are partially offset by the bar and grill costs topping out at $22K. Our dues collection this year of $1.404M is the second highest over the past 8 years, and our attorney collected $184K on past due accounts compared to $130K last year, a 42% increase. Our total operating expense, excluding depreciation, of $1.708M is under budget by $133K or 7.5%.
For the second straight month, the treasurer tempered the rosy financial picture with a caveat. He asked members to remember that while our revenue slightly exceeds the budget and our expenses are slightly below, this is needed to ensure a positive cash flow. In order to provide sorely needed repairs and upgrades to our amenities and infrastructure, more money is needed. In addition to this, many members have expressed a desire for increased access to our amenities, with more and longer days of availability. The board and Preferred Management are trying to accomplish that this year, but our maintenance equipment also needs both repair and replacement. This will be near impossible under our current dues structure. The Finance & Planning Committee has recommended that the board ask the membership for a $100 annual dues increase.

In brief:
Administration costs are under budget by $37K or 2%
Public Safety costs are under budget by $4K or 2%
Maintenance costs are under budget by 445K or 8.5%
The Community Center costs are under budget by $58K or 19%
The Bar & Grill revenue is $67K while expenses are $89K for a net loss of $22K

Finally, Mr. Frank said that if any member wants further details, they can call him or stop by the Administration Office.
Manager’s Report: The word ‘interim’ deleted from her title, GM Judy Kennedy announced the new hours for beaches and pools, covered in last week’s Emerald Lakes Free Press article. To recap, the beaches are open 7 days dawn to dusk. They will not be staffed, so swimming is at one’s own risk. Signs to that effect will be posted, along with “Members Only/No Trespassing” which will be enforced by Public Safety. The outdoor pool will be open 11am to 6pm weekdays and from 9am to 6 pm Saturday and Sunday. The indoor pool will be open Wednesday and Thursday from 6 to 9pm, Friday from 5 to 9pm, Saturday from 1 to 9pm and Sunday from 1 to 4:30pm. Kennedy announced that the Community Center staff had been reorganized and a new menu instituted. The menu is available on the association website. She also reminded everyone that diverting water and/or altering drainage so that water flows onto another’s property is strictly forbidden. Pothole patching is proceeding apace. Walk-in hours to meet with the GM have been changed from 1 to 3pm to 1:30 to 3pm to conform with lunchtime closing of the Administration Office. Saturday hours, 10am to 2 pm by appointment, remain unchanged. She closed with a reminder of our leash rules, because some loose dogs have been sighted.

Committee Reports:
Nominating Committee: Chairperson Cookie Lietwinski reported that letters had been sent to members who the committee felt were likely candidates to run for the board. Included were committee chairs and members and former board members. She said that intent to run forms were available in the office along with candidate bios and Q&As. Director June Solla asked that these be posted on the ELA website.
Events Committee: Chairperson Stefania Johnson reminded all those present of events planned for that day then went on to list future plans. There will be an Adult Night at the Community Center on Saturday, June 14th. That is also Flag Day and flags, presumably American, will be placed at the Main Entrance. There will be a Gay Pride march on June 21st and lunch for marchers. July 4th will be celebrated on, what else, July 5th, and the festivities will be combined with a celebration of the 40th anniversary of the association. This will take place on Pine Tree Beach. Another Adult Night is tentatively planned for Saturday, August 15th at the outdoor pool. On August 23rd, Dancing with the ELA Stars is also planned. In a final comment, Johnson said she took offense to a remark published in the most recent issue of the Emerald News. An opinion piece written by board Secretary Carmen Broadnax contained a sentence that read, “As an Association[sic], we spend more time and energy thinking of ever more ways of how to entertain rather than how to preserve our infrastructure.” Ms. Johnson went on to point out that planning and executing events actually provided revenue, a good thing, and additionally had no bearing on whether or not the board did its job in maintaining our amenities and infrastructure. Secretary Broadnax said that she did not mean to impugn the Events Committee, no matter what the words actually said. (This is a distillation of a spirited discussion that ensued on the subject)
Maintenance Committee: Chairperson Bob Leon researched a claim by the committee’s board liaison, June Solla, that the three dump sites we maintain are putting us in danger of serious fines by the townships in which they are located. Mr. Leon said that he met with the Tunkhannok Code Enforcement Officer who informed him that dump sites within the borders of the community are not subject to township control. He then relinquished the floor to committee member Buz Whelan who reported that the liaison had missed 6 of 8 meetings in one stretch without sending a replacement. A careful reading of the committee rulebook reveals no obligation on the part of the liaison to do that. Whelan asked that the board consider amending the rules to make such replacement mandatory.
Finance and Planning Committee: Speaking for absent Chairperson John Avrich, committee member Buz Whelan expressed disappointment that nothing had been done on the committee’s recommendation for the dues increase, a recommendation formalized at the committee’s March 15th session and included in those minutes. Whelan pointed out that the committee’s sole charge from the board, issued the previous September, was to recommend some form of revenue enhancement, yet the proposal had not even been included on the agenda of any of the board’s six succeeding meetings, not had it even been informally discussed. He pointed out that the committee members and their liaison had mentioned this at several meetings, but no action resulted. Treasurer and F&P liaison Earl Frank confirmed Whelan’s claims and expressed his own disappointment that nothing was being done.
Bylaws Committee (ad hoc) : Chair Buz Whelan reminded the board that the recommended revision to allow absentee voting, originally presented to the board at the January 25th Open Board Meeting, still had not made a single agenda. On being informed, once again, that the matter was in the hands of the attorney, Whelan expressed his frustration, pointing out that absentee voting was not a legal question, but a political one, to be decided, not by an attorney, but by our membership. He pleaded with the board to allow the membership to decide this at the Annual Meeting.
Old Business:
–Clause 15 The board is seeking the opinion of a second attorney, yet to be selected.
– Bylaw Changes Discussed above
New Business:
–Variances Brad Jones (Preferred Management) and GM Judy Kennedy both pointed out that variances issued by the townships are not reported to the association and carry no legal requirement for notification to nearby property owners. Such bills of variance as posted on trees on affected property are done so without warning and would required constant patrolling by the CEO in order to be recorded and neighbors notified. This is not practical, nor is it a cost-effective use of the CEO’s time. Neighbors should be vigilant in watching for such notices and act according to their own interests.
–Judicial Sale Process Director June Solla objected to the association’s long-standing practice of having the association attorney handle all judicial sales. Ms. Solla feels that this is a waste of money, and should be handled by employees or designated association officers (at least I think that was her point).
–Resolution #39 – Approve Preferred Management – Two Year Contract This was approved 4 to 3, with Secretary Carmen Broadnax, and Directors Solla and Fitzgerald voting against
-Resolution #40 – Approve attorney to acquire green belt properties (This resolution would endorse a fait accompli, i.e., the purchase of a mitigated wetland on Beaver Dam Rd and 4 properties located behind the tennis courts on Cedar Drive adjacent to the outdoor pool. These were purchased at tax sale for an approximate cost of $900.) The resolution passed 4 to 3 with Secretary Broadnax, Directors Solla and Fitzgerald opposing. Discomfort at ratifying an accomplished fact was cited as a reason for dissent.
Public Comments: Buz Whelan brought attention to departing member David Pope, pointing to Pope’s many accomplishments and long service to the association. Among these were 9 years on the board, tenures as board treasurer and president, chairmanships of Finance and other committees and literally tens of thousands of hours spent in service of his community. Mr. Pope received a well-deserved sustained standing ovation. He bid us all goodbye and wished the community well. Darren Johnson rose to point out the well-known Whelan-Pope feud, expressed pleasure that it had been put aside for the good of the community and suggested it could serve as an example to others.
John Palmisano asked whether beaches, sans lifeguards, would be cleaned regularly as the guards had done at the beginning of shifts and would badges or ids be checked. He was assured that maintenance would be responsible for beach cleanliness and Public Safety for badge checking.
Mrs. Schneider, an owner-landlord, read an impassioned letter, presented in its entirety at the end of this article.
New member Kevin Marsland, who joined us in late fall 2013, expressed dissatisfaction with the timeliness of snow plowing, saying that he had to leave for work very early and that plowing beginning at 7 was too late for him. He also stated his feeling that when Public Safety parks directly in front of the CC door it presents a danger in case of fire. He also gave his opinion that events are a good thing to bring the community together.
Former board President Flo Mauri expressed her belief that whoever serves as Judge of Elections should be ethically bound to self-disqualify as a candidate for the board in that year. She reminded Carmen Broadnax that she did that in 2011 and should not repeat the act should she decide to rerun this year.
Pat Galderisi inquired if there had been any delinquency write-offs and was told there have been none for the last 3 years.

Letter regarding landlord/owners follows:

Emerald Lakes Board of Directors,
Emerald Lakes Association, Inc.
1112 Glade Drive
Long Pond, PA 18334
Dear Members:
My husband and I attended the Emerald Lakes Real Estate Committee meeting on January 18th where the committee and attendees discussed “renter issues.”
Background Information: We have owned property at EL for about 41 years. When we bought the property, the selling points were that we could rent and make a profit. We bought our current home in 1990 and have rented “short term” since that time. We have followed all the rules that the Association has imposed on renters. To our knowledge there has never been a complaint against us or our renters.
At the meeting it seemed that residents were having problems in East Emerald lakes where landlords rent their properties. We spoke to one resident who rents on East Emerald lakes and they assured us that they care for EL and their property.
Our question: Why punish everyone for a few?
Is there a list of people who have complaints about renters?
Were the complaints investigated and addressed with the owners for corrective action?
Were they reprimanded? Fined?
If rules are going to be in place for rental properties: then these rules apply to all the residents of EL and they should be enforced i.e. parking restrictions, loud behavior, fireworks, etc.
Our question: Does EL have enough money and man power to enforce these rules?
We rent weekends, weeks and months. We are very particular as to who rents our house. By eliminating the weekend renters (typical winter weekend skiers), you limit how often we can rent our home. There are 124 long term rental properties and 50 short term rental properties within EL. EL gets income from renters and those who rent might be potential buyers.
Summation: It seems that there are complaints only from people who live on East/West Emerald lakes. Are the complaints submitted by the same individuals?
Were there complaints submitted about homes on the other lakes in the community?
We felt it important to voice our opinions and have given much thought to sending this letter. We hope you will consider some of the points we outlined above.
Sincerely,
James and Loretta Schneider

by Buz Whelan
It was an unusual Board of Directors meeting in that no old or new business was conducted. The meeting was dominated by reports and public comments. About 30 members were in attendance in the main meeting/dining room of the Community Center. All board members and interim GM Judy Kennedy were present. It was called to order by President Al Leslie shortly after 9:30 and following the standard Pledge of Allegiance to the Flag the minutes of the March 22nd meeting were approved without correction.
President’s Report: President Al Leslie opened on a very sad note extending his and the board’s condolences to former Board President Jerry Viola whose son was tragically killed in a Florida traffic accident the previous day. Murmurs of agreement rippled through the crowd, many of whom were unaware of the sad event. Leslie went on to report that the ad hoc GM search committee had completed its work and that a decision on a new, permanent GM would be announced at the May Open Meeting.
Treasurer’s Report: Treasurer Earl Frank gave his report based on the first eleven months of fiscal year 2013/2014. He said that revenue of $1.754 million exceeds our budget by $44K. This is primarily due to an increase over budgeted amounts in the areas of various fees, resale certificates, permits, code and public safety citations of $52K. We also were awarded $6,800 from our insurance company on the damage – due to snow – to the Ford truck. These positive variances are partially offset by operational costs of $18,000 (net, ytd) of the bar & grill. Dues collected so far this year of $1.381 M surpass last year’s 11 month total by $16K. In addition, our attorney had collected $178K on delinquent dues compared to $130K for the entire 12 months. With a month to go, at our current rate we will collect approximately $195K for the year, an increase of 50%.
Total operating expenses, excluding depreciation, are $1,590M, under budget by $108K. Projecting operating expenses for the balance of the year, we should underrun our annual budget by $125K, or 7%.
Members are cautioned to keep in mind, said Frank, that even though our revenue slightly exceeds our budget and our expenses are under budget, this is being done to maintain a positive cash flow, while we struggle to keep our community maintenance on track and our amenities from further deterioration. Many of our members have made it known that they wish our amenities to be open and available for longer periods. Our maintenance department needs better equipment, vehicles and machines in better repair. In many cases we need upgraded equipment. We have major projects ahead that we should be addressing, such as the Pine Tree Lake dam valve, community center equipment and structure and much more. This will be impossible to do within our current dues assessment. We are living on reduced services and deferred maintenance. The Finance and Planning Committee has recommended to the board that we increase the annual dues by $100 per year.
And now, briefly,
Admin costs are under budget by $30K
Public Safety is under budget by $2K
Maintenance is under budget by $35K
The Community Center is under budget by $52K
The Bar & Grill revenue is $63K, total expenses are $82K for a shortfall of $19K
Finally, the board has selected a new auditor to perform our annual year-end audit, Riley & Co. of Stroudsburg. This is order to give us a fresh look at our records.
If any more detailed financial information is required, contact the office or stop by in person.
Manager’s Report: Interim GM Judy Kennedy delivered the manager’s report. She said that the Paylease charge system for dues payment was being well-received. They are updating and enlarging the email blast package to reach as many members with as much up-to-date information as possible. She said that some homeowners have redirected drainage and that they are being contacted to correct and refrain from doing this. She went on to say that our insurance package has been updated to eliminate unnecessary coverage and increase coverage where appropriate. The Annual Meeting has been set at Pocono Mountain West High School on Saturday, August 16th. Amenities, such as beaches and the outdoor pool are being prepared for the summer season. A camera system is being considered for wider and longer period coverage. Ms. Kennedy closed by explaining that last week’s indoor pool closing was due to a pump glitch that has been corrected. She apologized for any inconvenience caused.
Old Business/New Business: As stated in the first paragraph, no old or new business was conducted.
Committee Reports:
Nominating Committee: Committee Chairperson Cookie Lietwinski said that the committee is currently seeking candidates to run for the Emerald Lakes Board of Directors at the August 16th Annual Meeting. There will be three directorships contested. Anyone interested may sign up at the Admin Office. A candidate must be a member-in-good-standing and sign an agreement to serve for 3 years. Interested parties may also call Ms. Lietwinski @ (570)646-2053.
Ad hoc Committee to Revise the Bylaws: Chairperson Buz Whelan asked for clarification on the two committee recommendations. (They are to eliminate Amendment III dealing with unsightly property, properly covered in the Rules and Regulations, and to allow absentee balloting). President Al Leslie said that these are currently being considered by the association attorney.
Public Comments:
Connie Simpson asked if the pool was being maintained at the proper temperature of 84 degrees. President Leslie stated that this had been changed by board resolution to 82 degrees. Ms. Simpson also inquired about For Sale signs for homes. According to Secretary Carmen Broadnax these are proscribed by our covenants and cannot be overridden by the board. Signs naming a realtor are allowed and can be gotten at the Admin Office. These in actuality provide similar information that the home is on the market.
Joan Gregorio inquired as to why lifeguard certification classes were no longer being offered. GM Kennedy said that cost was a factor, that there is little benefit to the association to train and certify lifeguards who can then hire themselves out to the highest bidder.
David Pope said that the current reporting of association finances does not give a clear and true picture of our financial situation. He also stated that any request for an increase should be accompanied by detail on how the additional collected funds would be used. In other comments, Mr. Pope said we need to develop long range plans based on real information rather than simply reacting to whoever makes the most noise (author’s characterization). He said that without definitive knowledge of our membership’s makeup, we are merely thrashing about. While last year’s survey did not produce the desired results, Pope suggested a more complete survey could be done by requiring all members to obtain updated ID cards during a designated period. During that office visit, members could be required to fill out an information sheet that would produce the comprehensive demographic information needed. Planning could then be based on our true condition rather than guesswork.
Flo Mauri rose to propose that any initiative for absentee or mail-in voting be accompanied by some sort of revenue escalator. She said that it is her belief that dues increases would be very unlikely to be approved if meeting attendance was not required for voting.
Bob Leon pointed out that CC manager and chef, Todd W. was told he could no longer give cooking tips during meetings of the Cooking Club. He said club members greatly enjoyed the 15 minute sessions on such things as crepe-making and wanted to know why this was forbidden. GM Judy Kennedy explained that Todd had many duties and his time was already sufficiently burdened. He simply could not satisfactorily complete his duties and perform individual tasks for members as well.
Joe Olall asked about the status of the maintenance barn. Ms. Kennedy said that insurance had green-lighted the repair. He also sought clarification on the Bar & Grill costs, and Treasurer Frank restated that there was a net ‘loss’ of $18,000 year-to-date.
David Samad read aloud a letter he had written to the board. He said that he owns 2 homes which he rents. In an exhaustive, detailed report (the letter) he described both the importance of rentals to a community and the legal justification, including case law, that grants him the freedom to act as a landlord. In a separate article to be published here in the next few days, we will print the full text of Mr. Samad’s letter as well as commentary on the rental question.