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Emerald Lakes Board of Directors Open Meeting, October 23, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:35 AM.  Six board members were present.  Ange Noonan was absent.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. After the pledge of allegiance, Buz Whelan, President started his message by acknowledging the death of Marie DeVito, a long time resident of Emerald Lakes.  Whelan stated that Marie and her husband Carm were original settlers of the Association.  They purchased their home on the lake long before Emerald Lakes became an Association.  Marie was a bubbly woman and was liked by everyone that met her.  She was always laughing and died peacefully in her sister’s arms on Sunday.  Marie was 93 years old.  Whelan turned the floor over to Chris Claude to talk about a program he is running for Veteran’s Day.  Claude stated that on Saturday, November 13th there will be the first annual corn hole tournament on the grounds at the Community Center.  All interested parties should sign up by Friday, November 12th.  There is a $20 entrance fee for a team of two.  The winning team will receive a cash prize while teams in first, second and third place will receive trophies.  The event will be paid for by the fee and donations from Claude.  The event will be held rain or shine.  A brief ceremony will be held at 11:00 am to honor veterans.  Registration will begin at 11:30 am for anyone that did not preregister.  The signup fee at that time will be $30.  The first toss is expected to occur around 12 noon.

Whelan further stated that he will let Darryl Gamble speak on the Community Center; however, events are currently being planned for the kids for the month of December.  Events include Letters to Santa and a visit from Santa.  Maintenance has been preparing for snow so if we do get an early snow fall, our staff is ready.

          Dave Borsos gave the Treasurer’s report.  He stated that for the month of September dues income is  $826K Year to Date (YTD) and is $9K over the budgeted amount.  Other income is at $308 which includes Public Safety citations, bank revenue, and rental revenue.  (Rental Income was $304K).  Expenses for Administration are over by $7K.  The reason for the overages is due to an additional staff member being hired and 11 other line items which fall under administrative expenses. Some of these items include credit card fees, collections/judgments, operating supplies etc.  Maintenance, Public Safety, Community Center, Recreation, General and Professional, Utilities are all under budget.  Insurance is over budget but this is due to some policies being paid in full at the beginning of the year.  The budget is broken down by 12 months so the money will be within budget at the end of the fiscal year.  Total expenses were $174K under budget.  Current cash assets are $903K, $276K in reserves and $128K in investments.  

          A motion was made by Chris Claude to accept the Treasurer’s report.  It was seconded by Bob Leon and Bill Baehr and passed unanimously. 

Under Old Business:

  • Update on Community Center (CC) – The Community Center renovations continue to move forward.  The pool heater was fixed and the water is being heated to 82 degrees.  Some work was done on the roof area.  Flashing was installed on the windows and new trim and sealing of the chimney was completed.  In the Spring, the drain on the roof will be looked at and repaired if needed.  Gamble anticipates the CC to open in November (Phase 1).  Phase two will be when the bar and grill opens.
  • Road Maintenance – the outside contractor is coming in on Monday for culvert repairs on Doe, Clearview, Sycamore, Mountain Top and Gap View. The cost is $23K.  Maintenance will be adding stones to pot holes since cold patch season is coming to an end.  A list will be kept of these areas for repair in the Spring.
  • Winter prep is underway.  Two trucks are being geared up now, in case of an early snowfall.  Our credit application is in for salt/cinders.  A new plow and spreader is being purchased as spares and will be used in case of an emergency.  Gamble is currently looking for a new maintenance truck.  The backhoe is out for routine maintenance while the old unit is ready to go. 
  • Project discussions:
    • Fencing at the compactor has increased the scope of work.  The work includes adding an additional gate and fencing to the old camp ground.  Gamble is waiting on pricing.
    • The main entrance will have lighting and foliage added to the two side areas.  The area will require low maintenance.  This work should be completed by Winter.  The work on the  middle area will commence in Spring. 
    • Dam work is completed and is ready for inspection.  Our maintenance staff has taken care of foliage issues.  A training session is being planned for our maintenance staff for items they will be maintaining at the dams.  Dam work will come in under budget.
    • Clover Bridge work will pickup in Spring.  There is no danger to the community.  Gamble doesn’t want to close the road over the Winter.

Under New Business

  • Youth Activities and Projects – Whelan handed the floor over to Claude to address this topic.  Claude stated that there is an area at the CC that can be converted into a mini soccer field.  In the summer, he would like to see basketball tournaments, summer camps and swim lessons being offered.  Gamble has reached out to the Y about arranging “mommy and me” swim classes.  Claude wants to install a concrete pad for roller skating that could be converted into an ice rink in the winter.  Claude requested that the membership reach out to the board on Facebook as to what activities they want to see in the Community.  Once the CC opens there will be a game room and video room for the membership. The game room includes pool tables, shuffle board, skee ball and darts. 

Committee Reports    

Rules and Regulations did not meet. 

Appeals went well.

          Finance and Planning looked over financials and our numbers look good and stable.  Discussions were held on long and short term planning.  Some examples of short term planning were, dog park, soccer field, and boat/kayak rental and lake toy.  Examples of long term planning were bath house at the outdoor pool and feasibility study for ADA compliance.

          Real Estate Committee will be meeting every other month.  They are a good group of people with good ideas that they would like to implement for short term rentals.  The new chair for this committee is Mike Camino and the new secretary is Maria Cita Quinones.   These individuals replace long time serving members Loretta Schneider and Cari Jacobs.

Director’s Comments

          Bob Leon stated that there are 13 homes for sale in Emerald Lakes.  They are:

  1.         $500K listed for 381 days
  2.         $320K listed for 207 days
  3.         $250K listed for 140 days
  4.         $900K listed for 95 days
  5.         $750K listed for 91 days
  6.         $230K listed for 84 days
  7.         $169K listed for 62 days
  8.         $620K listed for 61 days
  9.          $250K listed for 60 days
  10. $240K listed for 47 days
  11. $200K listed for 36 days
  12. $145K listed for 3 days
  13. $231K listed for 3 days

Homes ranged from $145K to $900K.

Bill Baehr made a public service announcement.  Since it is getting darker earlier, the membership should be carrying flashlights as well as wearing reflective clothing while out walking their dogs or running.  Dogs should also be wearing reflective clothing and walking should be facing traffic so that you can jump out of the way, if need be.

Chris Claude advised the membership that on top of outfitting dogs with reflective gear, vehicles should also be prepared for winter.  He also reminded the membership about the Veteran’s Day event to be held on November 13th.  There will be a cash prize for the winning team with trophies going to the first 3 winning teams.

Dave Borsos stated that he has a renewed energy since he sees that projects are being followed through on.  Things are getting done.  He would like to see more people come out and be a part of this wonderful place.

Buz Whelan reminded the membership that Trunk or Treat will be held on Saturday, October 30th at 12 noon on the CC grounds.  Rain date is Sunday.  It is chilly out so bundle up the kids.

Public Comments

Kathy Leslie Whelan thanked Ange Noonan and Nicole Taff for helping her trap, neuter and release three feral cats in her area.  Nicole Taff is very active in our community even though she lives in Albrightsville.  She puts up her own money with helping us to control the cat population.  Nicole Taff does accept contributions.

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

Steve Kavanagh made the motion to adjourn.  It was seconded by Chris Claude.  Meeting adjourned at 10:40 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.

Emerald Lakes Board of Directors Open Meeting, September 25, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:41 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 July 2021 minutes.  A motion was made by Bob Leon and seconded by Steve Kavanagh.  It passed unanimously.

Whelan turned the floor over to Ange Noonan to present a plaque to Kathy Whelan, who was honored with the volunteer of the year at the annual meeting in August.

Whelan started his president’s message by stating that the board has long and short term plans.  As to the financial stability of the Association, he would like to move forward with a 10 year dues program.  Our last two increases over the last two decades consisted of a $200 increase which was a financial burden on some of the membership.  Our membership requested that smaller increments be implemented.  The program consists of a $10 a quarter increase, every other year.  This will allow for bite size increases instead of a larger dollar amount increase.  The plan is to present it to the membership at the end of February, beginning of March.  Some of the smaller short term projects are a dog park, completing the Community Center, a kayak rental program and a lake raft/slide for one of the beaches.  The kayak rental program will include safety vests and paddles and should be financially self sustaining.  Whelan said that the board is responsible for property values and the quality of life for the members. 

Whelan also suggests that Rules and Regulation develop a policy for children up to age 14.  They should be required to wear safety vests while in a water craft on the lake.  Adults will be required to have vests with them in the water craft.  Although the Association cannot enforce Pennsylvania or Game and Commissioner Regulations, we could enforce it if it were part of our Rules and Regulations. 

          Dave Borsos gave the Treasurer’s report.  He stated that for the month of August the Association operated within budget.  August income was at $318K.  Year to date (YTD) income is $787K.  These figures include income from dues, prior year’s dues, dues interest, dues late fees and collection fees. Income from public safety, bank interest, rental revenue and compactor cards is $77K for the month and $295K (YTD).  CEO revenue, access cards, boat/fishing fees, resale fees, compactor card, newsletter ads and misc is $444K for the month and $1,228,249 YTD.  The Association is $177K over budget for income.  Under expenses which include payroll, taxes/benefits, outdoor pool heating, road repair, community center repairs and water testing is $216 YTD.  Road repair was $340K, however, that figure will go up to $467,571.  This includes in house road repair which consists of pot hole repair, roll patching and stone for dirt roads. $23K was spent on storm and drainage issues due to the torrential storms.    $96K has been spent to date on the Community Center repairs for the month with $340K YTD.  Water testing was $1.5K; cash assets $277.5K; reserve fund $244K; investments $129K.  The board postponed the motion to accept the treasurer’s report to verify payroll figures and compactor card dollar figures.

Under Old Business:

  • Update on Community Center – The Community Center is being worked on daily.  New furniture is being put together.  There is no concrete date for opening but the building will open before the bar and grill is operational.  Our liquor license is in safe keeping and will be renewed when the bar is ready to open.  It will take approximately 30 days for inspection before the license is reactivated.  The building will first be opened for meetings, pool and game rooms.  New smoke detectors and fire extinguishers are being installed.  In addition, more cameras are being added to the facility.  This project was a big undertaking.  All work is being done properly to ensure longevity. It is anticipated that the building will be opened in time for Trunk or Treat which is scheduled for Friday, October 29th.  The bar and grill should be opened before Christmas.
  • The outdoor pool was closed for the season.
  • Road Maintenance – for this fiscal year is $467,571 was spent.  Speed tables (bumps) located at Main beach and the outdoor pool are working out well so more tables are planned throughout the Community for next year.  Gamble wants to install 2 to 4 tables per year.  The current cost is $3,800 per pair.  Signage will be added since these bumps could destroy plows during the snow plowing season.  That signage will also warn drivers when they are approaching a table.  The temporary speed bumps that were purchased cracked due to traffic and damaged some of the roads so they will not be installed on the roads.
  • Gamble made a comment on future project by stating that everyone has different opinions and things that they enjoy.  He is requesting that the membership not to be too judgmental when a project is decided on. 
  • Basketball courts on Glade drive was decided to complete in house.  Three contractors were no-shows for giving quotes on the needed repairs.  Currently our staff is tied up with road and drainage repair due to the torrential rains.

Under New Business

  • Rules and Regulations will have a policy where the manual will be updated two times per year.  (End of January, beginning of February and the end of June beginning of July.)  An item addressing signage will be added to the manual based on conversations with outside counsel.  A sign is anything that conveys information.  It doesn’t matter what material the sign is made up as (wood, cardboard, metal, cloth etc,). The only exception to the signage rule is National flags.  They are considered symbols.  Per our Covenants # 11, no sign shall be displayed without approval from the grantor.  Approval can be obtained at the Administration building.  In addition, a policy will be developed regarding political signs.  There will be time limits as to when they can be displayed and no sign can attack the other opponent. 
  • Financial Stability –See above President’s message. 
  • Under discussion are two by-law changes that will be presented to the members at the next annual meeting.  The first change is to add “on or about 30 minutes” for the polls to be opened for in person voting at the meeting.  Currently the polls are opened for 30 minutes so the membership cannot move on with the meeting until that 30 minutes is expired.  This past meeting showed that voting was completed within 10 minutes.  The second change deals with the reducing the 2/3 votes required for a by-law change to a simple majority.  It was stated that every yes vote only counts as a vote where the no votes can carry more weight.   If 100 people vote yes and 51 people vote no, the motion fails.  Every vote should carry the same weight.
  • Personnel – An operations manager was just hired.  He will report directly to Darryl Gamble and Nicole Clemens.  He will be in charge of all projects and will be able to size up the job to determine what materials are needed.  He will also pick up materials.  He is proficient in carpentry, electrical and plumbing.  Our Chief of Maintenance staff individual will report to this individual where the rest of the team will still report to the chief.  The new individual will be training other staff and will be on call 24/7.  He will deal with any emergency that arises.  There should be a cost savings to the Association since we will not have to call in contractors for plumbing and electrical needs.

Committee Reports    

Rules and Regulations had nothing to report. 

Appeals had nothing to report.

Buz Whelan stated that although he could not attend the last Real Estate meeting, the committee had concerns over lighting and signs.  The signs are subject to vandalism and they want to try to get vandal proof signs or catch the individual(s) that are destroying the signage.  The new chair for this committee is Mike Camino and the new secretary is Maria Cita Quinones.   These individuals replace long time serving members Loretta Schneider and Cari Jacobs.  Both Loretta and Cari will remain members of the committee.

The Finance and Planning committee made two recommendations.  The first was to move the Association money into different accounts since only $250K is insured.  This was a recommendation by the outside auditor.  The second recommendation was that any time money is moved the board should give their consent in writing.  They were told that at least one board member and the General Manager or two board members usually signs a check when money is moved from one area of the budget to another.  Earl Frank, former chair, is working with the new committee to assist with reviews.  The review of the latest financials (August 2021) which represents 4 months into our fiscal year are as follows for cash:

  • Rental income is over budget by $50K and should beat annual projections.
  • Compactor card has no budget since these fees were built into the rental tier program.
  • Code Enforcement Officer (CEO) violations are $35K over budget which equates to 70% of budgeted amount of $100K.  This is due to the CEO identifying rental properties that are not registered.
  • Access card income is $48K where annual budget is $38K.

Expenses for 4 month are as follows:

  • Under administration credit card fees are $11K while the annual budget is $15K
  • Legal services are under budget.  They are at $2K while $40K is budgeted
  • Public safety is under budget by approximately 50% due to payroll.  Currently we are understaffed,
  • Compactor is over budget $78K for first 4 months.  $200K is in budget. (Money from compactor cards will offset this figure.)
  • Community Center and Recreation under budget by $68K since salaries are not needed while closed.  Pool maintenance is over budget by $9K.  Spent to date $24K while $15K in budget.  Issue was the fitting blew on the pump system and spewed water all over.  The item had to be repaired and the water cleaned up.

Misc Items:

  • Capital budget (Reserves) over budget by $335K (4 months).  $185 left for remainder of fiscal year.
  • Community Center expenditures are $184K
  • Road paving at $340K.
  • Equity is at $1.3M down from Audit report.
  • Collections are at 64%.  80% of collections were made by Administration.

Director’s Comments

          Bob Leon stated that $19,200 was collected by the Association in transfer fees.  22 homes are currently under contract so that be an addition $26,400 that can be collected in transfer fees.  According to Zillow this morning 19 homes are currently for sale in ELA with a price range of $169K to $900K. 1 home has been on the market for more than 352 days, 6 have been on the market between 84 and 180 days and 12 are on the market under 45 days.

Borsos asked Leon if he could identify homes that are up for sheriff’s sale.

Whelan commented that money from fees, fines and transfer fees can be used for new capital projects such as a dog park or any new amenities.  Any new amenity cannot come out of dues. 

Ange Noonan stated that she would like to see meeting times regulated.  There are times when discussions are off topic.

Bill Baehr agreed with Noonan that meeting times should be regulated.

Buz Whelan stated that the off Broadway troupe that was originally scheduled to perform at the Community Center will be moving from November 20th of this year to January 15, 2022. The bar and grill should be functioning by then.

Public Comments

None

          Sixteen (16) new members were welcomed to the Community.

Bill Baehr made the motion to adjourn.  It was seconded by Steve Kavanagh.  Meeting adjourned at 12:01 PM.

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 21, 2021

by Kathy Leslie-Whelan

The meeting was called to order at 11:00 AM.  All board members were present as confirmed by the roll call of the board conducted by Dave Borsos, President.  Borsos also introduced General Manager Darryl Gamble, Association attorney, Nick Harros and association auditor, Bill Owens.  Borsos also announced that we had reached quorum after confirmation from the outside accountant, Bill Owens.  There were 67 confirmed proxy votes and 26 in person voting.  Borsos stated that the meeting is to be held in accordance with Robert Rules of Order, except where our by-laws govern.    Ange Noonan, Judge of Elections called for anyone that was running from the floor to come forward.  No one came forward. Noonan also announced that there were two counters and two witnesses who volunteered and thanked those members (Beverly Fitzgerald, Stefania Johnson, Maria Cita Quinones and Dennis Green).  Borsos started his President’s message by stating that it has been a crazy year.  He stated that all accomplishments of the board are addressed in the newsletter that was available but he highlighted a few of the accomplishments. He said that the two pools were up and running and some roads have been paved.  Bowstring, the last through road, was paved.  The parking lot at the outdoor pool was paved, and permanent speed bumps were installed at Main Beach and the outdoor pool.  The fishing rodeo was a success this year.  Fireworks were at a minimum.  

The floor was turned over to Ange Noonan to acknowledge the volunteer of the year.  It was given to Kathy Whelan who, Ange said, is always there to help.  She helped at the fishing rodeo, always at events, and helps the office staff by helping stuff envelopes or running to the printers.  When the greeter program was implemented, Ms Whelan was the first member to join.  Ms Whelan has a skill set that has assisted the General Manager with contract reviews.  She has also been good to the staff in that when they are out plowing or working hard  they come back to the office and find pizza or soda or some food that was sent over.  Ms. Whelan has also been on the Finance and Planning Committee.  In addition, she has also helped with the feral cats in the community.  She has trapped, neutered and released or rehomed at least 12 cats on her own.  Ms. Whelan also documents the board meetings and posts them on the unofficial Facebook page for the membership that doesn’t have time to attend or listen to the meetings.

Nick Harros stated that it has been an honor and a pleasure to serve our community.  He stated that things were quiet this year with the Association.    There was one personal lawsuit case when the wind blew the compactor door onto a member.  Due to our General Manager’s negotiations with the trash hauler by including an indemnification clause to the contract, that company handled that law suit.  The issue was resolved and is no longer on the books. 

Bill Owens of William Owens and Company stated that in his financial opinion our audit report is true and correct. Our operating cash is $1,015,428;  prepaid membership dues is $566K: $410K still in bank for the operating funds; restricted capital cash is $602K which is an increase over last year by $273K;  revenue expenses in the operating fund was @2.1M which included $1.5M from dues and late fees and $258K for rental fees: expenses in the operating fund were $1.8M: Depreciation of net surplus was $235K while $82K was transferred to reserves: it was noted that $158K was paid back to reserves;  $183K were transfer fees which are obtained when homes are sold in the community: $590K were in reserves: $262K were spent on roads: $155K was spent on the Community Center: $14.5K are in reserve surplus. A question came in as to what is percentage rate of collected dues.  He was told we are at 70.8%.  As to delinquent dues there are aggressive collections in progress.  One individual has a judgment against him for $40K.  He declared bankruptcy but we are collecting through that plan.  We can go after them up to 20 years back.  The gentleman that asked this question requested that more money be put into the roads.  Stephania Johnson asked how much money we should have in reserves.  She was told that we should have $5.6M in the reserves.  $11M in assets need to be maintained. 

The treasurer’s report from Bill Baehr consisted of an annual summary.  Under income, dues are $1.6M; delinquency is $403K; citations and violations are $131K; rental revenue is $292K; compactor card are $66K; permit and access fees are $71K.  Under expenses personnel costs are $827K; operating costs are $966K; Project costs are $592K.  These numbers are not related to our audit, which is conducted according to accrual accounting procedures.  These numbers were given so that the members could get a picture of our cash flow and identify where the money comes from and how it is dispersed. 

Candidates

Buz Whelan stated that three years ago when he ran with the other candidates currently running ran for the board, three promises were made and kept by the candidates.  The first was transparency.  All meetings and workshops are streamed and archived.  The second was to bring back quarterly payments.  A by-law change happened so that no future board can take it away.  The third promise was proxy voting which was another by-law change.  Now all members in good standing can vote by mail if they choose to do so.  Whelan said looking towards the future, we are a growing community and we have to keep moving forward. Like a shark, you have to keep moving or you will drown. He is looking to better the community, maintain property values and improve the quality of life.  He wants to add a dog park so that dogs have an area to run.  He looked into adding a raft on the lakes that includes a slide.  Whelan stated that in the last three years over $1M was spent on the roads.

Steve Kavanagh stated that he has been living here for 20 years and has been involved in all aspects of the community.  He stated that the board has been transparent and there is better communication.  Board members do comment on the unofficial Facebook page.  Road work is being completed and the last through street has been paved.  Kavanagh said that he has seen the community center and it is looking good and it will soon open again.  We can go back to activities and events again.

Chris Claude stated that he has lived here since 2017.  He has been a marine for 9 years and has 10 years of experience in construction management.  He wants to see increased infrastructure.  He has a school age child and wants to see more activities for children making this place a true community.  Some suggestions are pool table and dart tournaments, swimming classes, soccer field, and family movie night.

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

Cliff from Beaver Dam Rd

What can be done about the non-residents speeding cars? Someone hit a baby deer in front of his house by speeding.  The deer had to be put down.

Response: The speed limit is 25 miles per hour but you will always have people that don’t follow the rules.  Not everyone that speeds is a visitor.  Some members of the community also speed.  Permanent speed bumps were placed at Main Beach and the outdoor pool.  If they work out, more will be installed. 

Nick from Lower Deer Lake

He has been here for 2 years and he can attest that speeding is not from the short term rentals. He also stated that better signage is needed at each entrance with the speed limit posted and the fine for fireworks.

Response: We have 13 entrances for community when you look at the whole community.  The community consists of the Birches, Jack Frost, the Estates, Blueberry Estates, Cricket Lane as well as the main section.

Darren Johnson from Clover Rd

He has been here for 14 years and this is the lowest attended annual meeting that he has attended.  He gave Kudos to the board that gets lots of complaints.  He feels there should be more aggressive ticketing for speeders.

Connie Simpson from Gap View

Scanners are needed at main beach. There are times when she cannot get onto the beach because it is too crowded.  There were 20 people on the beach that once rented in the community but come back to the beaches because nobody checks.  She has only witnessed security checking badges once.  In addition she stated that boats are not being sprayed before they are put into the lake.

Response:  An additional 5 scanners and computer were ordered so that scans can be done by the attendants and Public Safety.

Monica from Lower Deer Lake

She has witnessed multiple campers pulling in off Long Pond Rd. between East and West Emerald Lakes and fish.

Response: – We are aware of the situation and hopefully with the additional scanners and computers being purchased, it will curb this issue.

Clara from Granite

Trees need to be trimmed for safety reasons.  The pool attendants should be split up.  We do not need more than one at any location.  In addition we need structured programs for the kids.  We need outside cafes, outside games and boat/bike rentals.

Response: Cutting back trees, especially around stop signs will be done in the Fall.  If maintenance can’t keep up with it an outside contractor will be bought in to assist.

Phyllis Shedlock from Mountain Top Rd.

Every night she looks forward to the fireworks show.  She hopes that numerous fines were issued. 

Response:  It has been quieter this year with the fireworks.  The membership should reach out to local officials to stop selling fireworks in the Poconos.

Joe Shedlock from Mountain Top Rd.

90% of people don’t stop at stop signs.  In 1995 we had 8 or 10 people at Main Beach.  Now we have 100.

Darren Johnson from Clover Rd

We should consider doing a survey of the community to determine what everyone’s interests are.

Response: We are not there yet.  We have a lot to do with fixing our current infrastructure.

Index Card questions:

When will Tumbleweed be paved?

Response: Maintenance will go down and check out that road and patch pot holes.

What are our plans for back-up snow removal?

Response: When we had the 31 inches last season we used Locust Ridge to help us clear the roads.  We also used local ELA plow drivers to help with the push back and clean up.

Results from Candidate voting:

Chris Claude –  87 votes (63 proxy votes and 24 in person votes)

Buz Whelan –  84 votes (62 proxy votes and 22 in person votes)

Steve Kavanagh – 82 votes (61 proxy votes and 21 in person 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.

80 Yes

2 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.

81 Yes

6 No

Buz Whelan made a motion to adjourn.  It was seconded by Bob Leon.

Meeting Adjourned at 12:42 PM.

New officers are as follows:

Buz Whelan – President

Chris Claude – Vice President

Dave Borsos – Treasurer

Steve Kavanagh – 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 Open Meeting July 24, 2021

by Kathy Leslie-Whelan

          Meet the Candidates was held this morning at 10:00 AM. The open meeting was held right after and was called to order at 11:35 AM.  Six board members were present.  Steve Kavanagh was absent.  Assistant General Manager Nicole Clemens was also present. After the pledge of allegiance, Dave Borsos, President started his message by stating that we are in the height of summer.  He also recognized the three members of the board that are currently running to maintain their seats.  They are Chris Claude, Steve Kavanagh and Buz Whelan.  The annual meeting will be held on August 21st on the Community Center grounds.  If you cannot attend you are encouraged to vote by proxy votes.  Your ballot goes directly to our outside accountant.  In addition, all votes count towards quorum.  Borsos stated that the fishing rodeo was a success.  34 kids participated and caught 88 fish.  He thanked Pat and Eric Bergstrom for organizing the event and all the members that participated to make this event successful.  Every child walked away with a prize.  Borsos also thanked Wal-Mart for the hot dogs and buns and juice boxes, Emerald Lakes Association for the ice cream, Pocono Boat House for the fishing gear donations and the toys that were donated by the Borsos family.

          Buz Whelan made a motion to accept the June’s 2021 minutes.  It was seconded by Bill Baehr and passed unanimously.

          Bill Baehr gave the Treasurer’s report.  He stated that for the month of June the Association operated within budget.  Operating costs were $158.8K and are within budget.  Receipt deposits were $178.8K.  Code Enforcement Officer (CEO) collections were $22.8K year to date and are on track to exceed the budgeted amount. Permits were $3K.  Public Safety citations were $2.4K.  Compactor card revenues were $2K.  Rental income was $9.8K.  Reserve income was $131.5K.  Incomes of dues to date are at 63.17% for a total of $456.9K.  This figure includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  The amounts of dues billed are $2.3M. Delinquency collections for June are $13.2 K under special plan collections, $12.2 K under Sunrise Collections and $2.5K under attorney collections.

          Bob Leon made a motion to accept the Treasurer’s report.  It was seconded by Ange Noonan and passed unanimously.

Under New Business

  • A vote/resolution #0724-2020-01 was passed on updated Rules and Regulations.  The motion was made by Bill Baehr and seconded by Bob Leon.  It passed with 5 yes votes and 1 absent member.
  • Discussion on the ELA Newsletter boxes at the mailboxes started but will continue at a later date.  The discussion included sending the newsletter out electronically and procuring or building boxes to be placed at the three mail stations and compactor.

Under Old Business:

  • The indoor and outdoor pools are open and things are going well.  The attendants are scanning IDs at both pools.  Currently the indoor pool is heated to 82 degrees for the water and 84 degrees for the air.  The outdoor pool is heated to 82 degrees.
  • The work at the dams has been completed.  Leaky valves were repaired at Mountain Top Lake and Pine Tree Lake.  The valves will be opened quarterly to see that they are operational.
  • Clover Bridge repairs will commence hopefully this summer.  The guardrail designs are in for approval/permits.  The bridge is currently safe but there is an issue that will be corrected before a problem can occur.
  • The work at the Community Center is moving forward.  There are still issues with getting materials.  Changes are being made to make it more user friendly for all. 
  • Paving started about 1 month ago.  Bowstring and sections in the Estates are completed.  Speed bumps are the last item on the list and will be installed at Main Beach and the outdoor pool.
  • The fishing rodeo was a success.  All fish were catch and release.  13 pool attendants were hired for the summer.  Two have left already so we are down to 11.  4 of the attendants plan on working all year round.
  • With the new rules implemented by the General Manager we are spending less money at the compactor.
  • The research is ongoing to identify an individual/firm as a website designer.

Committee Reports

Due to the fact that no committees have met since the last Board of Directors meeting, there were no committee reports.

Director’s Comments

          Bob Leon stated according to Zillow this morning 15 homes are available for sale. 1 home has been on the market for more than 289 days and 12 for fewer than 90 days.  The price ranges from $200K to $900K.

          Bill Behr commended Darryl Gamble and his staff for getting the two pools up and running. 

          Chris Claude stated that there is a lot of work going on behind the scene on the pools.  Currently, there are talks with staff at the Y to start swim classes for kids.

Public Comments

Kathy Leslie Whelan stated that she wanted to give a shout out to Cathy Borsos for her volunteering at the fishing rodeo.  She helped by cutting up the worms for the kids.

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

Chris Claude made the motion to adjourn.  It was seconded by Buz Whelan and every other board member present.  Meeting adjourned at 12:15 PM.

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 Open Meeting, June 26, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:39 AM.  Six board members were present.  Chris Claude was absent.  General Manager Darryl Gamble was also absent due to illness while Assistant General Manager Nicole Clemens was present. After the pledge of allegiance, Dave Borsos, President started his message by stating that we are finally out of major snow storm season, and summer is here to stay.  Maintenance is out patching pot holes.  The General Manager has developed a paving schedule that is being implemented.  He requested that people join a committee.  Available committees are Appeals, Real Estate, Rules and Regulations and Finance and Planning.  The outdoor pool is open with exceptions for closures due to inclement weather.  Main beach is open, Pine Tree is closed.  Borsos encouraged people to get their vaccinations for Covid.  The mask mandate will be lifted on Monday so maybe by summer will be have a little bit of normalized activity. lD cards are mandatory now so if you have not gotten your new ID, Borsos is encouraging the members to get it.  He also encouraged the membership to call Public Safety if they see trash or fireworks at (570) 643-3385.  The general membership meeting will be held on August 21st at the Community Center.  There are no hot button issues.  There will be voting on the two IRS issues and there are three seats open.  The three board members that hold these seats are currently running.  Borsos endorsed the three candidates and mentioned that two of them are veterans.  Borsos will start preparing a message that will address the accomplishments over the year as well as the problems that were encountered.  If you cannot come out to the meeting proxy voting is available to the membership.  All voting is sent back to our outside accountant. Finally Borsos reminded the membership of the Fishing Rodeo that will be held on July 17th at Pine Tree Lake.  It is a fun activity where food and prizes will be supplied. Parents are advised that children from 4 to 14 are eligible and do not need a PA fishing license.   

          Buz Whelan made a motion to accept the May’s 2021 minutes.  It was seconded by Bill Baehr and passed unanimously.

          Bill Baehr gave the Treasurer’s report.  He stated that for the month of May the Association operated within budget.  Operating costs were $135K and are within budget.  Receipt deposits were $400K.  Code Enforcement Officer (CEO) collections were $15K year to date and are on track to exceed the budgeted amount. Permits were $980.  Public Safety citations were $122K.  Compactor card revenues were $3K.  Rental income was $61.1K.  Reserve income was $85K.  Income of dues to date are $400K which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  The amounts of dues billed are $2.3M. Delinquency collections for March are $7.6 K under special plan collections, $10.7 K under Sunrise Collections and $2.3K under attorney collections.

          Buz Whelan made a motion to accept the Treasurer’s report without the year to date compliance percentage.  It was seconded by Steve Kavanagh and passed unanimously.

Under New Business

  • A flagpole will be installed at the Community Center so that future events can be more elaborate and include activities at the Community Center.  The cost should range between $900 to $1,400 for the pole and approximately $200 for solar lighting.
  • Front entrance wall at the Main entrance is almost complete.  A drainage system will be installed since the walls are bulging.

Under Old Business:

  • A new Rules and Regulation document will be submitted to the board for approval.  The document was streamlined and updated. 
  • An electric sign will be installed at the Main entrance mail house which will be a new means of communicating events.
  • The work at the Community Center is moving forward.  The decking at the indoor pool was replaced, the pass through is almost completed and the bathrooms are having a final coat of paint on.  It is anticipated that the indoor pool will open on or before July 4th weekend.  The rest of the area at the Community Center is about 45% completed.  Changes are being made to make it more user friendly for all. 
  • The outdoor pool is open and the heater is set to 84 degrees.  When the temperature drops at night it makes it hard to maintain that temperature.  Solar covers have proven not to be effective.  The snack shack is open and sells prepackaged foods such as chips, candy, ice cream, water and soda.
  • Main Beach has had a replenishment of sand and is opened. Pine Tree is closed; however, new decking was installed at the bath house.
  • Member meeting will be on August 21st.  Bios from the candidates are due on July 10th.  Meet the Candidates will be held on July 24th.  Buz Whelan volunteered to prepare the newsletter for the annual meeting.
  • Dam work is in progress and is almost completed.  All reports are completed and were submitted to the State, which is a requirement by law.
  • Clover Bridge repairs will commence this summer but the GM is still waiting for a date on when the work will commence.  The bridge is currently safe but there is an issue that will be corrected before a problem can occur.
  • Pot holes are currently being paved and prep work is underway for paving of roads.  Paving will continue throughout the summer.  The outdoor pool parking lot was paved since dust from the graveled lot was causing issues with the outdoor pool filter.  The basketball court on Glade by the Administration was paved.  New equipment will be installed within the next two weeks. Glade will be repaved from Bull Run to Sage along with the areas on the Minsi loop and some roads in the Birches. 
  • Bulk Trash day was a success.  The Association is considering having this event 2 times per year.   

Committee Reports

          Ange Noonan reported for Rules and Regulations.  They are still working on the document.  All rules and regulations for rentals will be in a separate document.

          Chris Claude is caught up with the back log for appeals

          Buz Whelan stated that the Real Estate committee is extremely diligent.  There was discussion of a brochure being developed with professional pictures that will show off our amenities.   

Director’s Comments

          Bob Leon stated according to Zillow this morning 3 homes are up for auction while 2 are in pre-foreclosure.  13 homes are available for sale. 1 home has been on the market for more than 260 days and 12 for fewer than 90 days.  One water front home is priced at $750K and one sold for $899K.

          Bill Behr stated that his house was recently appraised over $50K more than he purchased it around 3 years ago. 

          Ange Noonan stated that rules make us better.  You don’t want to live next to a house with a refrigerator in the yard.  Living in a HOA is good and if you look on face book, pot holes, and trash issues is not just at Emerald Lakes; it is all over.

          Buz Whelan stated that on June 28th the state opens up so the Board needs to come up with a vaccine policy for employees and the membership using the amenities.  More conversation is needed as well as a legal opinion.  He thanked Dave Borsos for his generous endorsement for Chris Claude, Steve Kavanagh and himself for their candidacy for the board.  Whelan spoke and passed around a picture of a lake toy that he would like to have installed at our lakes.  It is a floating raft with a slide.  Whelan also wants to move forward with a kayak rental.  It is an amenity that will pay for itself as well as a service to the membership.  Finally he is recommending that we move forward with creating a dog park since there an interest on the unofficial face book page.

Public Comments

Kathy Leslie Whelan stated that Waste Management located off Route 115 in Blakeslee will dispose of your electronics equipment/computer equipment at no cost.  You must show that you are a resident of Monroe County.

          Twenty (20) new members were welcomed to the Community.

Bob Leon made the motion to adjourn.  It was seconded by Bill Baehr.  Meeting adjourned at 12:27  PM.

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 Open Meeting, May 22, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:37 am.  Five board members were present.  Bill Baehr and Steve Kavanagh were absent.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. After the pledge of allegiance, Dave Borsos, President started his message by stating that his message would be brief since there were many topics on the agenda.  He stated that it seems late spring is finally here. He feels that we are heading into the homestretch with Covid 19.  He feels that things should be close to normal by Memorial Day with some exceptions.  Once 70% have been vaccinated, restrictions should relax more.  The basketball courts and the mailbox area are being resurfaced so kids should head over to the Community Center for now if they want to play basketball.  Borsos invited the membership to volunteer for committees.  The outdoor pool and beaches will open on Memorial Day weekend.  Borsos said bulk trash day will be held on June 12th and currently the Assistant Manager is hiring pool attendants and security personnel.  On July 17th, the fishing club will host a fishing rodeo.  Kids up to age 14 are invited to fish off Pine Tree Beach.  Prizes will be given out for the first, largest and the most fish caught.  Hot dogs, soda and ice cream will be available for the kids.  There will be no charge to the membership.

          Bob Leon made a motion to accept the April’s 2021 minutes.  It was seconded by Buz Whelan and passed unanimously.

          Buz Whelan presented the Treasurer’s report which was prepared by Treasurer Bill Baehr.  He stated that for the month of April the Association operated within budget.  Operating costs were $160k and are within budget.  Receipt deposits were $173k.  Code Enforcement Officer (CEO) collections were $119.7k year to date and are on track to exceed the budgeted amount. Permits were $6.2k.  Public Safety citations were $12.2k.  Compactor card revenues were $5.4k.  Rental income was $27.6k and $292.3k YTD.  Reserve income was $20.4k and $621k year to date.  Dues collections are currently at 71.47%.  April dues collected was $60K.  Income of dues to date are $1.8M which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  The amount of dues billed are $2.3M. Delinquency collections for YTD are $60k under special plan collections,  $79k under Sunrise Collections, $265k for collections for prior years and $14.4k under attorney collections.   When reporting on compliance rates Whelan noted that it was important for dues paying members to know that they were not carrying delinquent members.  When people are late with their dues payments they are first contacted by mail and assessed late fees.  If there is not a positive response, AGM Nicole Clemens steps in using various means to contact the delinquent member.  Often a payment plan designed to bring the member into compliance is agreed upon.  When that fails the delinquent account is referred to Association counsel. A final measure would be court action in which a judgment is rendered. HOA’s, including Emerald Lakes, rarely lose delinquency cases against members.  Whelan also stated that the CEO numbers indicate that he is doing his job well.  Whelan also commented that if the CEO is the most hated person in the community, it probably means that he is effective. 

          Bob Leon made a motion to accept the Treasurer’s report.  It was seconded by Ange Noonan and passed unanimously.

Under New Business

No new business

Under Old Business:

  • Work on the dams and the Clover Bridge will be starting shortly.  The work at the bridge may go into the fall.  The bulkhead will be replaced and that roadway will need to be closed.  Gamble is requiring the contractor to finish the project during one specific time.  Once they start he expects them to continue to work on it until it is completed.
  • The work at the Community Center is moving forward. Due to material shortages it is a slow process.  A shipment of ply wood and 2 by 4s is due in on June 2nd, however, many orders are cancelled by the suppliers.  When it opens Gamble will start with indoor pool.  No corners are being cut.  Everything is being repaired correctly.
  • Maintenance staff is continuing with the road work.  A contract is being finalized with the paving contractor for new paving and repair.  The contract will be awarded at $332k while $300K was budgeted.  Contingency money will be used if there are drainage issues since it is fruitless to pave an area with water issues.  The current plan is for Bowstring to be paved, Glade and the basketball courts by Administration, Sycamore and Yellow Birch, and Minsi.  Main Beach parking will be resurfaced, the outdoor pool parking lot will be paved.  Currently dirt from the lot blows into the pool. Permanent speed tables will be installed at the outdoor pool and at Main Beach.  These are wider speed bumps that encompass the entire road.  Large boulders will be placed at either end so that a motorist cannot bypass these bumps.  These bumps will be stripped and signage will be installed alerting the motorist of their existence.  This signage will also help our maintenance team identify these areas during a snow storm.   In addition, the temporary speed bumps will be installed at problem sites.
  • New Public Safety staff is being trained and Gamble wants to hire more for the summer. 
  • Bulk trash day is June 12th.  Gamble stated that the Association will not make any money on this day but hopefully it will be a deterrent for folks dropping items off on the road side.  It cost money for maintenance staff to have to go out to pick up mattress, old furniture, etc.
  • In September a pick up trash day will be scheduled.
  • The outdoor pool and beaches will be opened on Memorial Day weekend and close during the week until the schools close. On June 12 the pool will be open every day.  Water aerobics will be able to set up times for use.  The staff will be easily identified with color coded uniforms for the pool attendants.  The snack shack will have limited snacks such as chips, soda and ice cream.  In addition to the bathhouses at the beaches, ADA accessible porta potties will be located in the parking lots so that after the boat houses close, bathrooms will be available. 
  • Currently maintenance rakes the beaches daily to remove geese droppings.  New sand was installed at Main beach, however, with the sand shortage, Pine Tree Beach sand installation will be delayed.  In addition, picnic tables are hard to come by so that is also on hold.  The beaver location plan was successful. 
  • Nicole Clemens is reaching out to the high school to schedule the August Annual meeting.  If she is unsuccessful with the rental the meeting will be held at the Community Center under tents.  If the high school is available and very few of the membership show up, a determination will be made to see if attendance is down due to proxy voting and if the high school auditorium may no longer be needed.  
  • Starting June 1st, the Administration building will be Monday through Saturday from 10:00 AM to 4:00 PM.  Badges will continue to be issued on Fridays between 10:00 AM and 4:00 PM  and Sundays between 9:00 AM and 5:00 PM.
  • Electronic signs are being considered to be installed at various locations in Emerald Lakes.  The first will be installed at the Community Center.  Events and announcements will be posted.  The sign will have a software program which allows it to be operated from the Administration building.  
  • A draft letter was prepared by Whelan to invite new members into the Association.  These are individuals that live within the footprint of Emerald Lakes but are not part of the Association.

Committee Reports

          Ange Noonan reported for Rules and Regulations.  They are scheduled to meet on May 29th.

          Chris Claude is gotten through most of the backlog for appeals.  Since there are not that many left, this committee may meet quarterly.  Claude wants to look at all the citation to see that there is consistency with them.

          Buz Whelan stated that the Real Estate committee did not meet this month.  They are arranging meetings with landlords only.

Director’s Comments

                             Bob Leon stated according to Zillow this morning homes sales are drying up.  1 home has been on the market for more than 200 days and 8 for under 60 days.  2 homes have been on the market under 60 days.

          Chris Claude recommended that speed bumps be placed at the bend in Glade by Country Court.  He also wants to contact the owner of the lot that is on the bend so that trees can be removed to eliminate a blind spot.  Just recently a child was hit by a car while riding his bike in that area.  In addition, Claude would like to see more transparency by posting projects on the official website.  The posting should include what the projects are with a status update as well as future projects planned.

Public Comments

          Tom Thompson stated that he has been a member since 1987 and he wanted to know when Emerald Lakes became a truck stop.  He has noticed that things are getting out of hand and that no commercial truck should be parked in Emerald Lakes.  He was told that if it is the homeowners’ livelihood they can park their tractors on their properties as long as they are registered and insured.  Thompson also had an issue with excessive trash, especially along Sullivan Trail by the overpass.  AGM Clemens stated that she has reported that trash to the Waste Management Authority.  If the individuals are identified they are fined.

Kathy Leslie Whelan thanked the maintenance staff for all their hard work.  She stated that every time she sees them they are working hard.

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

          Bob Leon made the motion to adjourn.  It was seconded by Buz Whelan.  Meeting adjourned at 11:50  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.

Emerald Lakes Board of Directors Open Meeting, April 24, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:32 am.  All board members were present.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. After the pledge of allegiance, Dave Borsos, President started by stating that his message would be short since there were many topics on the agenda.  He stated that spring was teasing us with the cold weather and snow.  Maintenance has been filling in pot holes and sprucing up the community.  Certain projects are underway such as valve and dam repair, road paving and repair on the bridge on Clover Rd.  He acknowledged that the folks listening in via the live stream were having trouble hearing what was being said so new equipment was purchased. Borsos also commented on the excessive speeding through the community.  He said the speed limit is 25 miles per hour and there is no passing allowed.  Speed bumps are being placed at Main Beach and the outdoor pool.  New basketball hoops are up at the Community Center and the basket ball courts at the Administration building are being redone.  The fishing rodeo will happen this year and it will follow Covid protocols.  The event will happen around Father’s Day and there will be no fee to attend.  Borsos ended by encouraging the membership to get vaccinated for Covid 19.

          Bob Leon made a motion to accept the March’s 2021 minutes.  It was seconded by Buz Whelan and passed unanimously.

          Bill Baehr gave the Treasurer’s report.  He stated that for the month of March the Association operated within budget.  Operating costs were $158K and are within budget.  Receipt deposits were $173K.  Code Enforcement Officer (CEO) collections were $110K year to date and are on track to exceed the budgeted amount. Permits were $5.5K.  Public Safety citations were $11.8K.  Compactor card revenues were $6.1K.  Rental income was $24.7K.  Reserve income was $22.5K and $600K year to date.  Current cash assets are $702K.  Dues collections are currently at 69.54%.  Income of dues to date are $1.8M which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  The dues billed are $2.3M. Delinquency collections for March are $3.5 K under special plan collections, $1.6 K under Sunrise Collections and $1.3K under attorney collections.

          Buz Whelan made a motion to accept the Treasurer’s report.  It was seconded by Bob Leon and passed unanimously.

Under New Business

  • Self Certification of the Bar and Grill through the state.  The General Manager is moving forward with the paper work with the state that would allow The Community Center to go from 50% of capacity to 75% capacity during the pandemic.  The Community Center currently has a 150 person capacity rating.  The number includes the whole building. (Bingo room, pool, bar and grill etc.)  In addition, all Covid protocols must be followed.
  • An invitation will be sent out to potential new members that live within the Community that do not have their deeds attached to the Association. Chris Claude will research the addresses while Buz Whelan will draft the invite letter.
  • Budget Resolution to approve the 2021/2022 Fiscal Year Budget (Resolution # 0424-2021-02).  A motion was made by Buz Whelan and seconded by Chris Claude.  Discussion was had from the floor.  Earl Frank had comments and questions.  Some comments were that the total income was up by $200K due to rental income; Total labor operation costs are up to 52%; Compactor income is $38K; Compactor cost were S145K; bar and grill revenue is listed as $25K and he thinks that number is low.  The bar and grill usually costs $30 to $35K per year, but that should go up to $130K; there is nothing in the capital budget for the Community Center; $684K in reserves will be down to $300K when projects are done; whenever board moves money in the budget it should be put in writing.

Question as to what duties the new position of Recreation Manager would be responsible for.  He was told they would be getting a salary of $40 to 45K a year and would be responsible for the entire Community Center, all the beaches, indoor/outdoor pools, pool attendants and events. 

A roll call vote was taken and the budget passed with a 6 to 0 vote.

Under Old Business:

  • The outdoor landscaping by the pool at the Community Center was completed and cost $8.5K.
  • Clover Bridge repairs will be $71.5K
  • $300K will go into road which will include permanent speed bumps (tables) at the outdoor pool and Main Beach.  The outdoor pool parking lot will be paved.  The road between Glade and Clover is on proposed lists of roads to be paved.  Bowstring (only through traffic road left to pave), Coyote Court and Hornbeam is also on the list for pricing.  If there is money left over, chip and tar will be used in the Estates. 
  • Mountaintop boat launch has been replaced.
  • The outdoor pool will open by Memorial Day weekend.  Work was done on the ladder, filters changed, picnic table were refinished.  Luxury porta-johns will be utilized at this area.
  • The new rental package went out to the members that rent their property.  Pricing will go into effect on May 1st.  Any rental that is causing problems will lose the right to utilize the amenities.  The compactor costs will be added into each house that rents.  There will be scanning at the beaches and lakes once they open.
  • Boat registration is $10 per boat per year.  So far about 60 boats have registered.  Sticky labels will be issued to be attached to the registered boat. 
  • Work at the front entrance will commence once the pricing comes in.
  • Gamble is having trouble getting sand for Pine Tree and Main Beach.  Staff may have to go into New Jersey for sand that is a better quality and not septic sand. 
  • Lake signs have been ordered.  Swim/Ice-Fish at your own risk.  This is an insurance requirement.
  • At the community center 2 pickle ball courts will be installed.  Currently no one is using the tennis courts.
  • Fencing will be installed at the compactor.
  • At the Community Center, currently they are working on stone/cement for the bar floor that had to be jack hammered.  New pipes were installed. Dry walls are being spackled in the dining room.  The ceiling will be started once the electrical work is completed.  Construction material is more expensive and hard to get so the indoor pool will not open by Memorial Day.  New furniture and bar equipment has been purchased and is in storage.
  • Dam work is ready to go.  Cost is $115,160.  The budget currently has $150K allocated for this work.
  • Clover Bridge contract is for $71,500.  Some items to be repaired are the bulk heads and guardrails.  Traffic will have to be rerouted during this repair.
  • The bathhouses at the beaches are currently going through face lifts.  The deck at Pine Tree beach will be replaced.
  • Gamble is waiting for pricing on the permanent speed bumps for the outdoor pool and Main beach.  These will be made of asphalt.  A snow plow driver will have to lift their plow in these areas during snow season.  In addition, 4 new sets of temporary speed bumps will be installed.   New crosswalks will be painted at Main beach and the outdoor pool.  If the permanent speed bumps work out more will be added.
  • Announcement signs will cost between $600 and $700.  The signs will be encased in Lucite to protect from elements and vandals.  The signs will be electronic/programmable.  Whelan will bring pictures to the next meeting. The signs will be used at the three mail locations.

Committee Reports

          Ange Noonan reported for Rules and Regulations.  They meet for two hour stretches.  They are almost done with the documents.  Chris Claude asked to be included in the next meeting when fines will be discussed.

          Chris Claude is caught up with the back log for appeals.  Since there are not that many left, this committee may meet quarterly.

          Buz Whelan stated that the Real Estate committee is extremely diligent.  They requested that landlords be notified immediately if their property is being fined since some of the deposits of renters are given back within a two week period.  Contact information such as phone and email address should be made available to neighbors who can call the landlords direct.  If the owner cannot be reached a fine should be attached.  The committee also requested to expand the number of trash pickup days, however, the compactor site has trash pick-up from our outside haulers on Mondays and Fridays, so management cannot agree to that request. 

Director’s Comments

          Chris Claude requested that management reach out to City Waste, Waste Management and the school bus dispatcher to discuss speeding of the vehicles and driving in both lanes.

                   Bob Leon stated according to Zillow this morning 9 homes are available for sale. 2 homes have been on the market for more than 160 days and 7 for under 30 days.  The lowest listed price on homes for sale is $172,500 with the highest listed at $898K. 

Public Comments

          Don Atkiss shared information on the butterfly garden located on Gap View Drive.  The area needed to be gardened since most of the milkweed flowers were lost due to the stony terrain.   Eric Bergstrum brought his tractor to the area and dug up the area. Eric and his wife Pat donated soil so that new gardens can be started.  The gardens were moved back and will consist of four quadrants.  Paths will run down the sides.  In addition, Eric has planted two trees that are now blossoming.  New plants are on order for the site.  Three of the quadrants have been adopted by the membership.  One quadrant still needs to be adopted.   It will require the planting and upkeep of the area.  Anyone interested in volunteering please reach out to Don Atkiss. Mr. Atkiss stated to stay tuned for big improvements at that area.

          One (1) new member was welcomed to the Community.

          Bob Leon made the motion to adjourn.  It was seconded by Steve Kavanagh.  Meeting adjourned at 12:07  PM.

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 Open Meeting, March 27, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:39 am.  Six board members were present.  Ange Noonan was absent due to a recent medical procedure.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. Dave Borsos, President started his message by stating that spring has finally arrived and the weather is looking good.  He stated that a mass mailing to the membership regarding annual dues was mailed early since they were concerned with the numerous delays at the Post Office.  He stated that the budget was being voted on today and will be available for review by the membership for the next 30 days.  The membership was asked to set up an appointment if they would like to come in to see the budget.  He was looking forward to the update on the work that will be completed at the Clover Rd bridge and the road paving.  He said that instead of just doing a temporary fix, things are being done correctly.  Borsos stated that the board is aware of the trash issue here in the community.  He would appreciate it if people cleaned in their areas where they live.  If maintenance staff cleans up trash, they try to identifiy the individual or household that is dumping.  If they are identified, they are fined.  He is in favor of doing an Information Day at the Community Center once the Covid restrictions are lifted.  He asked that if anyone had a talent or specialty that they would like to share to volunteer for a segment.  Some areas that they would like to cover are, septic and well maintenance and police and fire information. Borsos said that as of April 4th, the governor is allowing businesses to open at a 75% capacity.

          Bob Leon made a motion to accept the February’s 2021 minutes.  It was seconded by Buz Whelan and passed unanimously.

          Bill Baehr  gave the Treasurer’s report.  He stated that for the month of February the Association operated within budget.  Operating costs were $178K and are within budget.  Receipt deposits were $311K.  Code Enforcement Officer (CEO) collections were $104K year to date and are on track to exceed the budgeted amount. Permits were $5.5K.  Public Safety citations were $2.7K.  Compactor card revenues were $3.6K.  Rental income was  $24K.  Reserve income was $135K and $579K year to date.  Current cash assets are $716K.  Dues collections are currently at 67.51%.  Dues collected for February were $358K.  Income of dues to date are $1.8M which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  The dues billed are $2.3M. Delinquency collections are  $6.8 K under special plan collections, $14K under in-house collections, $8.1 K under Sunrise Collections and $2.9K under attorney collections.

          Steve Kavanagh made a motion to accept the Treasurer’s report.  It was seconded by Bob Leon and passed unanimously.

Under New Business

  • The early mailing of the 2021/2022 Budget was discussed again.  Whelan stated that the budget was balanced and realistic and reminded everyone that it is a guideline.  The budget was based on more accurate information coming in.  Buz Whelan made a motion to accept the budget as presented.  It was seconded by Bob Leon and passed by a 5 to 0 vote.

Under Old Business:

  • A lot of damage was uncovered with the wiring at the Community Center but the project is moving forward as planned.  Dry wall is being installed, the pass through glass is ordered, the bingo room is almost completed and the grids are down and ready for replacement.  The office and the front desk will be completed next.  The deck at the indoor pool will be worked on and a small roof replaced the older roof at the pass through since the wood was rotted out.  Once the Community Center opens it will be open 7 days a week to get more use of the building.  Some staff will work at the center so it will not be that costly to keep it opened.  The pool will be open 7 days a week with water aerobics starting back up. An individual is donating a 75″ TV that will be installed in the dining area to the left of the stage.
  • The short term rentals program has been overhauled.  Any rental that is causing problems will lose the right to utilize the amenities.  The compactor costs will be added into each house that rents.  There will be scanning at the beaches and lakes once they open.
  • Dam repair at Pine Tree Lake and the two at Mountain Top Lake and the Clover bridge project are under contract.  Gamble is waiting on a schedule for the work to commence.
  •  Buz Whelan will look into electronic signage to be used at the mail boxes with will have announcements of activities in the community. 
  • Pot hole repair cannot start until we get cold patch.  Currently maintenance is filling the pot holes with stones.  The cold patch will not be available till April 5th, however, Penn Dot and the Townships get first dibs on their needs, so it is unknown when our Association will get a delivery.
  • Information Day was discussed again.  Whelan stated that we may have to wait and publicize it so that a larger crowd can take advantage of the information being relayed.  Claude stated that currently we can only be at a 50% capacity and only those establishments that have self-certified can open at a 75% capacity.
  • Gamble is looking at permanent speed bumps for the outdoor pool and Main beach.  These will be made of asphalt.  A snow plow driver will have to lift their plow in these areas during snow season.  Gamble is currently looking into that cost.  In addition, the temporary speed bumps will be installed.  

Director’s Comments

                   Bob Leon stated according to Zillow this morning 10 homes are available for sale. 4 homes have been on the market for more than 132 days and 6 for more than 2 months.

                   Buz Whelan stated that Pine Tree Lake has thawed and the geese are back.  He asked about the egg addling to control the population.  Gamble stated that he hired a contractor that will handle the geese and the beavers. They have applied for the permit and there is a 30 day window to addle the eggs.

Public Comments

          A question came in on the stream feed asking why badges are not being checked at the compactor. Claude stated that the crew should be brought in to discuss this issue.  Gamble said that they are regularly checked, but occasionally when there is a long line attendants wave members they know thru to speed up the line.  Gamble will instruct them not to do that.

          Sixteen (16) new members were welcomed to the Community.

          Buz Whelan made the motion to adjourn.  It was seconded by Steve Kavanagh.  Meeting adjourned at 11:24  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.

Emerald Lakes Board of Directors Open Meeting, February 27, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:38  AM.  Five board members were present.  Chris Claude and Steve Kavanagh were absent.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. Following the pledge of allegiance, Dave Borsos, President stated that winter is still here although we are only 22 days away from spring.  He wanted to recognize our management and maintenance crew for the great work that was done with snow plowing so far this season.  He also encouraged the membership to volunteer for a committee.  Usually committees meet once a month and a committee is a good way to have your voice heard.  He also stated that signing the two forms to join a committee does not give your rights away.  The intent of the forms is to keep members remarks private as well as having meetings that are civil.   Borsos also mentioned the annual meeting will be held in the summer where elections for the board will be held.  He also reminded the membership to get their new ID cards and to make sure that the Administrative staff has their correct email on file since this is a large communication method that is utilized.  He also stated that he would like to see the Community Center opened up.  In addition, Borsos encouraged the membership to get their Covid 19 vaccination.

          Bill Baehr made a motion to accept the January’s 2021 minutes.  It was seconded by Bob Leon and passed by all board members present.

          Bill Baehr gave the Treasurer’s report.  He stated that for the month of January the Association operated within budget.  Operating costs were $100.2K and are within budget.  Receipt deposits were $205.5K.  Code Enforcement Officer (CEO) collections were $92.5K year to date and are on track to exceed the budgeted amount. Permit fees were $5.5K.  Public Safety citations were $2.3K.  Compactor card revenues were $6.3K.  Rental income was $30K.  Reserve income was $24.7K and $443.5K year to date.  Current cash assets are $580.3K.  Dues collections are currently at 70.39%.  Dues collected for January were $57K.  Income of dues to date are $1.4M which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  Delinquency collections year to date are  $4.5 K under special plan collections, $34K under in house collections, $25.5 K under Sunrise Collections and $25.5K under attorney collections.

          Buz Whelan made a motion to accept the Treasurer’s report.  It was seconded by Bob Leon and passed by all board members present.

Under New Business

  • Borsos read the state’s covid restrictions.  Self service restaurants can open at 50% capacity.  Bar openings are forbidden if food is not served.  Indoor recreation can open at a 50% capacity. All entertainment venues can open at a 50% capacity.
  • Discussion started on the open meeting for August.  Last year the meeting was held outside due to Covid and the high school was unavailable during the pandemic.  That meeting was not well attended, but that could have been due to Covid and proxy voting which was implemented last year. 
  • There is an issue with the recycling area at the compactor.  It costs money to have these dumpsters removed.  Currently we have two pick-ups per week and the General Manager doesn’t want to add another pick up since it is very costly.  Options discussed were that if the compactor dumpster for recyclables was full, the member would have to bring their recyclables back on another day.  The member could also bring it to a local recycling facility.  The decision was made to maintain what we are currently doing.  Buz Whelan made a motion to let the General Manager manage the overflow of recyclables as he has been doing and that he should use his best judgment.  Bill Baehr seconded the motion and it passed by a vote of three to zero with one abstention.  Ange Noonan said she didn’t feel she had enough information and abstained.
  • Body cameras were purchased for maintenance and public safety staff.  Staffing has been taking abuse from some of the membership so hopefully this will cut down on the abuse and create a record of the incident. 
  • Since the bag limit at the compactor has been implemented, the monthly cost for the hauling of the trash has gone from a average cost of $13K to $8K.  
  • An old public safety vehicle will be utilized by our Code Enforcement Officer, Accountant and any maintenance member running an errand on behalf of the Association. Currently Claude and Gamble are looking for a vehicle for public safety in the $20 to $22K range. In addition, research is being done on the procurement of a new diesel truck for maintenance.  Diesel trucks generally last longer.

A break was taken.  There were technical difficulties especially with the comments coming through from the membership watching the meeting through the streaming process. Borsos read the comments aloud when the meeting was called back to order.

Under Old Business:

  • Dam #1 ($20K) and dam #2 ($18K) on Mountain Top Lake (Total estimate is $45K once inspection fees and other costs are added.) and the Clover bridge project are two primary projects that will be completed and are a priority in the next budget.  The emergency evacuation plan is completed with the exception of a small piece that is being completed by Joe Gallagher.  Gallagher is under contract to maintain our lakes.
  • The insurance check for $32K for damages at the Community Center was received.  Phase 1 of this project consists of the men’s room, ladies room and hallway ceilings.  All old wire will be removed, new wiring installed and a drop ceiling replaced.  High hats will be installed in the ceilings.  The closet behind the bar will be opened up.  Most of the demolition work will be done by our maintenance staff once the snow stops falling.  Work should commence within the next two weeks.  The lead time for this contractor is three weeks for completion.
  • Buz Whelan and Darryl Gamble worked on signage that will be at the mail sites regarding the household trash that is being illegally dumped there.  Two signs will be installed at the mail house at the main entrance.  One will be installed at the Estates and one installed at the Glade mail center.  Whelan recommended that a member that reports or sees illegal dumping which results in the Association collecting a $500 fine, should be awarded $100 of that fine.

Committee Reports

          Buz Whelan spoke on behalf of the Real Estate Committee.  He stated that the committee was diligent and always comes prepared to the meetings.  All have signed the required forms (confidentiality and code of ethics).  The laminated sign that will be posted in the rental homes has been updated.  This sign highlights the rules and regulations that pertain to fireworks, noise, garbage disposal and more.  Nicole Clemens, Assistant General Manager made a suggestion that the landlords be charged an annual lump sum for their registered renters instead of a fee every time they rent their home.  This will cut down on paperwork and the landlords are in favor of this change.  It is anticipated that a letter go out to the landlords at the end of March or early April with this change.  The change should go into effect by May 1st.  Whelan also stated that about 80% of the landlords want to improve their relationships with their neighbors.  The next task this committee is taking is to review the township rules on rentals and see how they compare to ours.

          Ange Noonan stated that she has 6 people for Rules and Regulations. She is planning on reaching out to them to schedule their first meeting. 

Director’s Comments

                   Bob Leon stated according to Zillow this morning 7 homes are available for sale. 3 homes have been on the market for more than 100 days, but 4 are under 20 days. 120 homes have sold in Emerald Lakes just recently.

          Bill Baehr stated that with all the snow that fell, finding a place to put the snow has become more difficult.  Maintenance has done an excellent job with cleaning around the mail boxes. He is requesting that the membership be courteous and pull up so that 2 cars can park to get their mail.  He also requested that you not sit in your vehicle and read your mail since others are waiting for their turn for the parking spot.

          Buz Whelan discussed the possibility of a workshop for the membership, especially for the new membership that addresses the permit process, township permitting, PA regional law, Association regulations, and well and septic maintenance.

Public Comments

          Kathy Leslie Whelan complimented the staff on all their hard work with snow removal and dealing with people at the compactor.

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

          Bill Baehr made the motion to adjourn.  It was seconded by Bob Leon.  Meeting adjourned at 12:29  PM.

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 Open Meeting, January 23, 2021

by Kathy Leslie-Whelan

          The meeting was called to order at 9:35  AM.  All board members were present.  General Manager Darryl Gamble and Assistant General Manager Nicole Clemens were also present. Following the pledge of allegiance, Dave Borsos, President wished everyone a happy New Year.  Borsos stated that there is a lot going on between Covid, the economy and the political turmoil.  He encouraged everyone to go out and get a vaccine for Covid.  He has had his first shot and is scheduled for his second shot in two weeks.  He is hoping that things will soon get back to normal.  Borsos stated that he wanted to respond to a question on the unofficial facebook page on “where is all the money going?”  He invited the membership to go to the Administration office to review the current budget.  He stated that there were fixed expenses as well as snow plowing overnight.  He mentioned the insurance, electric and cable bills all need to be paid.  He stated May 1st was the beginning of our fiscal year and that the budget is currently being put together.  Borsos also stated that the board is encouraging members to join committees.  He stated that the committees serve at the pleasure of the board and members are needed on the Maintenance, Finance and Planning, Rules and Regulations, Real Estate, and Communications Committees. Finally, Borsos encouraged all to be informed and that the board tries to be transparent through email blasts, newsletter, and video streaming of monthly open board meetings.  He also tries to respond on the unofficial facebook page.

          Buz Whelan made a motion to accept the December’s 2020 minutes.  It was seconded by Bob Leon and passed unanimously.

          Bill Baehr gave the Treasurer’s report.  He stated that for the month of December the Association operated within budget.  Operating costs were $154K and are within budget.  Receipt deposits were $102K.  Code Enforcement Officer (CEO) collections were $74K year to date and are on track to exceed the budgeted amount. Public Safety citations were $1.2K.  Compactor card revenues were $4.6K.  Rental income was $21K.  Reserve income was $218K and $419K year to date.  Current cash assets are $657K.  Dues collections are currently at 69.08%.  Dues collected for December were $38K.  Income of dues to date are $1.3M which includes dues income, prior year’s dues, dues interest, dues late fees, payment plan income and collection fees.  Delinquency collections year to date are $3.4 K under special plan collections, $46.5K under in house collections, $1.2 K under Sunrise Collections and $1K under attorney collections.

          Bob Leon made a motion to accept the Treasurer’s report.  It was seconded by Chris Claude and passed unanimously.

          Buz Whelan asked to be recognized on the Treasurer’s report and to add to the comments on the President’s message concerning the comment on the unofficial face book page regarding saving money on the Community Center since it is closed.  He stated that Lola Lauri gave a beautiful response on the thread.  He also said that the Community Center still needs to be maintained.  The building and pool still needs to be heated and the dehumidification system needs to be running.  We are only saving a small amount of money on personnel salaries. Whelan stated that all the members are stakeholders in the Association and the board is charged with protecting their interests, and among these is the Community Center and pool.  Baehr added that the average monthly salary at the Community is $2,000.

          The floor was turned over to Michael Peters.  Mr. Peters retired in January of last year. He was an SPCA police officer and currently lives with his wife on the lake in Lake Naomi.  He wants to bring his family up to join them so started researching different developments.  He found Emerald Lakes to be vibrant and amenity-filled.  He currently owns 4 lots in Emerald Lakes. Homes will be built for his daughter, a caretaker’s home, a guest house and for one lot for which there are no current plans, but he did state that he is not a fan of rentals. Mr. Peters has also purchased 135 acres of property adjacent to Emerald Lakes. It is located between the Birches and Emerald Lakes Estates.   He wanted to be a good neighbor and let the Association know what his plans are for this acreage.  Since it falls under Act 319 it will be maintained as a nature preserve.  His is building a home and a barn to be used as an animal sanctuary and rescue for small animals. (cats and dogs) His intent is to build alliances with other rescue agencies.  He anticipated that the animals he takes in could be from overflow situations at other rescue facilities.  No hunting will be allowed on this property so that animals will not be disturbed.  There will be no trespassing.  Deer stands are being dismantled.  No gas or diesel vehicles will be allowed, only electric.  Nature trails developed will be only accessed by appointment. All access will be through Hunter Lane in our development.  Mr. Peter’s anticipated timeline is to be up and running by the end of summer or early fall. Two questions came in from the membership from the live feed broadcast.  Will this be a business?  No it won’t.  How will you dispose of dog waste?  It will be composted.

A break was taken and the meeting resumes at 11:18 AM.

Under New Business

  • Buz Whelan made a motion to remove the Property Sale Proposal from the agenda and table for future consideration.  It was seconded by Steve Kavanagh.  Passed unanimously. 
  • Budget Construction for 2021-2022.  The process has been started.  A prioritized project list is being developed.  Covid cleaning supplies have been over budget in the current budget.  More money will be added to the draft budget since it is anticipated that covid cleaning will continue in the new fiscal year.  Items for the budget include the Clover Rd bridge, dams, more dirt road paving, parking lot paving and crossing areas road work. 

Under Old Business:

  • Gamble stated that he will be working through the Community Center room by room.  The ceiling work in the dining room and bar as well as the hallways will be contracted out.  The Community Center will probably open up without the bar and grill being completed.  The Community Center will also be an Administration hub where staff will work to assist with trash and amenity passes. The insurance claim offer should come in early next week.
  • Snow removal is going well.  All vehicles are back up and running.  There are plenty of supplies such as salt and sand in house.
  •  Gamble will be looking into a new insurance policy for next year.
  • Issuance of new ID cards will continue on Sundays.  Friday evenings are being eliminated since no one was taking advantage of that time slot.
  • There will be new signage at the mail boxes with announcements of activities in the community.  The two bath houses at the beaches will also have signage.  Repairs to these structures will commence in the spring.
  • The trash cans at the mail boxes are for mail paper trash only. The individuals dumping trash are parking out of camera range and covering their faces so it difficult to identify them.  New cameras with better resolution are being researched. A number of black garbage bags were dumped in our woods recently.  Our maintenance staff went through these bags and identified an individual from Stillwater Lakes.  The Waste Authority fined this individual $5,000.  Buz Whelan requested that sign be installed at the mailboxes warning the people of a fine for dumping trash.  He recommended a $300 fine and that, if a dumper is reported by a member, that member get $100 of the fine. A member may be able to get a picture of the offender or of their car.
  • All committee members must sign a Confidentially Agreement and a Code of Conduct form to participate in a committee.  These forms are for the protection of the volunteer as well as encouraging opening discussions.  The board liaisons shall address these documents with their committee members.      

Director’s Comments

                   Bob Leon stated according to Zillow this morning 13 homes are available for sale. 4 homes have been on the market for more than 90 days and 1 for more than 120 days.

                   Chris Claude asked about the new basketball hoops and the speed bumps.  He was told that the hoops and the speed bumps are in storage.  The new hoops and speed bumps will be installed in Spring.  Claude also recommended that when the next email blast goes out for the open board meeting, it gives the membership a way to submit question for the board in advance.  Nicole Clemens stated that she will add a sentence to the email blast and members will be able to submit their questions by responding to the email.

Public Comments

          Kathy Leslie Whelan complimented the actions of one of our Public Safety officers, Daryn Christopher.  He responded to a post on the unofficially facebook page about suspicious activity on Cedar.  Not only did he relay the correct telephone number to call for Public Safety off hours but he identified the location and drove around to investigate the incident.  Pocono Mountain Regional Police was also there patrolling.  In addition, he relayed all the information to the concerned homeowner and reassured her that if any additional activity happened that night to call the dispatch office and he will respond immediately.  Kudos to our staff.

          Seventeen (17) new members were welcomed to the Community.

          Bob Leon made the motion to adjourn.  It was seconded by Steve Kavanagh.  Meeting adjourned at 12:31  PM.

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.

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