by Buz Whelan
So here we are at the end of January 2015. According to statistics, 96% of all this year’s New Year’s resolutions have already been broken. Okay, so I made that up. But you can bet most are already forgotten. Did you make any? Have you kept it or them? Well, if you haven’t don’t feel guilty. You’re in enormously populous company. Almost nobody keeps these resolutions. But it’s not the fault of weak will, lack or resolve or self-discipline. No, the fault is in the resolutions themselves. People make resolutions year after year that are just too damn hard to keep. Stuff like “I’m gonna quit smoking,” or “I’m gonna lose weight.” maybe it’s being nicer to strangers and that vanishes with the first confrontation with an asshole in the supermarket. The secret to keeping resolutions is to make the right resolutions. With that in my mind we present a list of “10 Resolutions Even You Can Keep.” Hope it helps.
Ten New Year’s Resolutions Even You Can Keep

1. Gain 5 pounds

2. Read less
3. Procrastinate religiously
4. Drive like there were no police
5. Increase alcohol consumption
6. Spend money recklessly
7. Watch more porn
8. Smokers: smoke more
9. Give less to charity
10. Cheat on your significant other
11. Anger more easily
12. Break wind with abandon
Good luck.

When is this ever a good thing?

Lola Lauri
Shall I just start with the big news? I suspect you all will simply skip to it anyway, so here it is: at the open meeting the Board of Directors voted to close the Community Center from January 2nd until May 2nd of 2015.
In attendance were Dan Glasgow, Buz Whelan, Diane Caldwell and Alex Leslie. Robert Lauri was attending through a Skype internet connection (that admittedly cut out several times throughout the meeting). Millie Bishop and June Solla were absent.
In his President’s Comments, Daniel Glasgow read an article that he had written that described a moment after the election when a member challenged him to “go out and do the right thing.” This caused him to reflect on what exactly this meant to him. He said that doing the right thing is not the same as doing the popular thing, or the easy thing, and it often involved choosing the lesser of two evils. He added that, in the case of board members, it also meant sometimes going against self-interest and doing what is best for the community. Next, he reminded the audience that the Board was facing important issues that need to be resolved. First, there is the “Membership Review”. For nearly its entire existence, ELA has had difficulties determining exactly who is and who is not a member at any given time. Previous boards have chosen to ignore this but, given the disclaimed audit last August, it must be settled once and for all. It will require targeted title searches and other work that will cost the community a considerable amount of money that was not accounted for in our budget. The second problem is the failing systems in the Community Center. The boiler, the HVAC systems, and the roof are, according to the Falcon report, in need of replacement or repair. The Bar and Grill is losing money when many feel that it should be making money or at least breaking even.
To fund this work, the Board has put together a plan to close the center and use the savings (along with some other sources of funds to be discussed later) toward this effort. Glasgow asked the membership to understand that nothing is free and that sacrifices now will leave us all better off in the end.
Buz Whelan was up next, with the treasurer’s report. He began with the variance in Administration. This department is currently running $85k over budget. About half of this ($43k) is due simply to a change in bookkeeping procedures that require us to log the collections fees collected by our attorney as income (and then as an expense to the lawyer). Previously, we did not include these amounts on our books since it is money that never actually runs through our accounts, but is instead collected by the attorney directly from our creditors. The rest of this amount is due to the increased legal fees incurred largely for the membership review. From our other departments, Maintenance and the Community Center are slightly under budget due to lower salary and benefit costs, and Public Safety is slightly over budget due to extra patrols being sent out. Although the Bar and Grill continues to lose money, this month the loss was $1,645 versus the average for the first four months of $4,700 per month. This is considerably closer to what Whelan deems an “acceptable loss”. Dues collection is down nearly $30k over last year at this time, and collections on past due accounts is at $146.5K year to date, which gives us an average of $21K per month. Whelan cautioned that collections are historically lower through the holiday season and so we should expect this number to be lower in his next report. Overall, collection of late monies can be described as robust. He described this as one of the few bright spots in our financial picture. Our current cash balance of operation funds is $450K, about $83K over the same time last year. Reserves are at $344.5K, up from $261.5 at the same time last year. New capital reserves, those monies used for new projects or equipment, are a little over $52K. Money from these two reserve fund can be used for the Community Center renovations the board is planning for the period when the center is closed.
In the management report, Judy Kennedy reported that the concrete has been poured for the new buildings and construction would begin next week. The “scalping” project for the sides of the roads has been postponed due to the weather, but the contractor has agreed to perform this operation in the spring at the quoted price. She gave a prioritized list of repairs recommended by the Falcon report that included projected costs of each. The CC boiler ($65 – $75k), a new dehumidification system ($180k), and roof repairs (approximately $100 – 120K) were the first three items on that list. She noted that the indoor pool heater had been repaired and finally, she welcomed the new CC manager, Ana Crespi and said that she believed this hire would be a good fit for the needs of our community.
Addressing old business, the board stated their goals and objectives for the coming year. These included clearing up items left from the previous board, finding methods to generate revenue via short term rentals, enacting the CC recommendations as presented to the board by Robert Lauri, and completing the bylaws review and revisions. Diane Caldwell then read the “address the board” policy, and the lawyer’s opinions on the real estate committee and fishing club recommendations to the board. Real estate had recommended that we limit short term rentals and apply fines and penalties to those who did not adhere to the policy. The lawyer’s opinion was that these were unenforceable and would not withstand legal challenge. Fishing and conservation had submitted rules and policies to regulate ice fishing within Emerald Lakes. The lawyer felt that this would then increase ELA’s liability and exposure to lawsuits. Finally, we learned that the Fishing and Conservation club had volunteered to wrap trees on the islands of Pine Tree and Mountain Top lakes.
Turning to new business, Glasgow stated that the membership review is projected to cost an additional $20 -30k before it is completed. Bill Henry was reluctant to comment on the research that he and Carmen Brodnax are doing toward this goal, since they have only begun the process, but he did state that he felt the whole issue was a cruel joke played upon our community. He said that the 2900 properties that the county has listed in our community “simply do not exist.” He pointed out that this would be approximately 450 acres unaccounted for, and that they may be counting our green areas, and also many properties were sold and listed more than once. Whelan opined that the auditor’s disclaimer did a real disservice to our community by stirring up a lot of fear and misleading the membership about the state of our finances. So, there are disputes with the county records versus our records over how many actual lots there are in ELA, but there are also the deeds that contained “clause 15”, a clause that set an expiration date on those properties’ obligations to the community, and there are properties that do not belong to ELA, but who use our roads to access their properties. Diane Caldwell expressed confidence that Mr. Henry and Ms. Brodnax would be thorough and diligent researchers in these matters.
At last we came to the news everyone was waiting for, the closing of the Community Center. Citing the need for the savings that closing would bring, and the deferred maintenance and repairs of the boiler and other equipment, and the need to completely revamp the policies and procedures of the Bar and Grill, Dan Glasgow explained how Robert Lauri had presented the plan to the board at last week’s workshop, and they had worked out the details and come to an agreement on this plan. Caldwell read the resolution to the audience and the discussion began.
Via his Skype connection, Robert Lauri stated that he believed this resolution would work for the community on many levels and that even though it was a difficult sacrifice for so many of us, it was the best way to meet their fiduciary duty to ELA. He added that this would provide a “clean slate” for the Bar and Grill.
Buz Whelan pointed out that this was not without cost or pain for any of us, describing his pleasurable experience the night before in the dining room and how he would miss the ability to stop by in the evenings.
Diane Caldwell compared this to the experiences we all have with budgeting for our families and said she felt this solution solved a number of problems facing the association.
Earl Frank noted that an alternative place would be needed for the monthly board meetings.
Bob Leon supports the closing, but expressed concern that the timing was poor and that there was not enough time to begin work in January.
John Palmisano supports the closing, but wondered what would happen to the new CC manager. Brad Jones responded that she would be working on implementing new policies and procedures, would provide an onsite presence for the renovations, and that they felt they had enough work to justify her retention during the hiatus at the center. Palmisano also suggested that it would be a good idea to make sure the skating pond is open to provide at least one winter activity for the membership.
Joseph Olall asked about the savings the board hoped to realize for this project. He was told that Robert Lauri had calculated a savings of approximately $86k, including the cost of keeping the manager on during the closing. Olall also asked about the condition of the boiler. Mr. Jones responded that according to the inspection that resulted in the Falcon report, the boiler had exceeded its useful life and its inefficiencies were costing the community between $12 and 20k per year.
Rob Pavlasky added his concern about funding all these changes, and suggested that after paying the legal fees, these projected savings would leave very little for the renovations. Glasgow explained that in addition to those savings, the board would put off purchasing a new maintenance vehicle that had been budgeted for at $50k, and that many of the items would be paid for from the reserves fund, and Caldwell added that some of the legal fees had already been paid.
Bill Henry observed that it was a good idea to close it in any case as we were likely to run out of money to pay for it before the end of the fiscal year (May 1).
Margaret Fitzgerald and Heidi Castro felt that we did not need the manager to stay on during the closing; that Preferred Management could complete the renovations and design the new procedures. Ms. Castro said that if they were keeping the manager, they should just keep all the employees on the payroll. Buz Whelan responded that we could shift the responsibilities of all sorts of jobs in the community, but that this doesn’t mean it is a good idea. It makes sense that the person in charge of the center should be involved in its setup and design. Caldwell stated that they were not aware of the recommendation when the new manager was hired. When Ms. Castro complained that her children would have nowhere to go this winter, Whelan responded that they would certainly have nowhere to go if the place went bankrupt and was closed permanently.
Eileen Avrich said that the Events Committee recommends that management explore the option of enlisting volunteers from the community to complete some of the work.
Erika Wolf wanted to know why they didn’t plan the closing for the spring or summer months when the outdoor pool and beaches would be open for people to use. Stefania Johnson said that the CC is most crowded at those times and it would be better to close now. Johnson added that, as a member of the Events committee, and an avid user of the CC (she described it as her other living room) she knew the disappointment that many would feel with it being closed, but that she felt strongly that it was a worthwhile sacrifice. She said that she could “see the vision” of a new center, and she hoped that others would get on board as well. Ms. Wolf then wondered if the money for the legal fees could come from the funds set aside for the roads. This was met with a vehement no from several members, and it was explained that the last dues increase was promised to be dedicated to the roads and that trust could not be broken with the membership.
Linda Shuey supports the closing, and she suggested that we might be able to find other venues for activities. Caldwell, who used to work with the Pocono Mountain School District, pledged to help work with the schools to arrange this if anyone was interested.
Cathy Leach asked if anyone knew the percentage of the membership that actually used the CC, and Earl Frank put that figure at about 10%.
Darren and Stefania Johnson reminded us that we were all warned that without a dues increase, services would likely be cut, and now that the increase was rejected, it was up to all of us to support doing what is necessary for ELA. Darren added his kudos to the board for taking this action and reminded us that we are lucky to have a board that is willing to move on so many things when only six months ago our board was deadlocked on so many issues.
At this point, the vote was taken and all Board members present voted yes.
The next item discussed was banning ice fishing in our lakes and the installation of signs to warn others of this change. The Board believed that allowing ice fishing led to an unacceptable exposure to legal action against the association, and both our attorney and our insurance company advise against it. Director Whelan added that the ice fishermen he had seen do not “catch and release” and we could not afford to stock the lake for people who are taking them home to eat. Ms. Shuey asked if it was the regulation of ice fishing that created the exposure, and that if we simply remained neutral on the issue, as we had in the past, wouldn’t that be sufficient? She also asked about the possibility of purchasing a rider to our insurance to cover this activity. Brad Jones said that we were always vulnerable to legal action and that by taking the action of banning ice fishing we would be reducing that exposure. He also said that our current insurer would not sell a rider and that, in any case, the cost would be prohibitive. Robert Lauri asked if we could require a signed waiver for ice fishing, but Jones did not believe this would be sufficient to avoid legal action. All directors voted to ban ice fishing.
The Board also voted to spend $200 on supplies for the Fishing and Conservation Club to wrap trees on the Pine Tree and Mountain Top islands to protect them from beavers. Gilda Spiotta said that she believes that a 3 to 4 foot fence around each island would better protect those trees. She also expressed concern that we might be liable should one of the volunteers be injured while performing the work. Robert Lauri said that he would be taking a tour with Ms. Shuey and Ms. Spiotta in the near future to survey possible beaver damage to our waterways. The measure passed, with all present members voting yes.
The final two actions of the Board for the day were to pass a resolution setting the goals and objectives for committees, and a second reading of the variance policy that had passed at a previous meeting.

[Gilda Spiotta: Thank you for your notes. I was so busy fighting with the computer to keep Robert Lauri on the line, that I missed a lot and could not have written this without you! L]

Lola Lauri

This year, there are only four candidates for our board who are willing to make statements before the Annual Meeting and are willing to answer your questions at Meet the Candidates on August 2nd. You may see several additional candidates added to the ballot on election day (August 23rd), but these are people who did not choose to face the membership, state their positions and answer questions.  Especially in the case of incumbents, there is not often justification to duck the scrutiny by publishing a statement and answering the membership’s questions.  At the Annual Meeting, candidates make very brief speeches and do not have to answer any questions.  On election day, please ask yourself if the candidate you choose has not only the qualifications for a directorship, but also if he or she has the courage to stand behind his or her convictions.   Click the links below to read the statements of each declared candidate for 2014:

Robert Lauri

Robert Leon

Connie Simpson

Buz Whelan

by Buz Whelan

     You may have read on our Facebook page of the new beach, pool and Community Center scheduling changes. To recap, the outdoor pool will be open seven days, from 11 to 6 weekdays and from 9 to 6 on Saturday and Sunday. And unless there’s a change of heart, there will be no snack shack. The Community Center will be open Wednesday through Sunday. Wednesday and Thursday the Emerald Bar & Grill will be open 6 to 10pm. Friday the grill will be open 5 to 10 while the bar will remain open until midnight. On Saturday the grill will be open from 1pm to 10 and the bar will again remain open until midnight. As of this writing, the pool only Sunday schedule will be 1 to 4:30pm, but Community Center Manager Chris Tarvin reported that there may be a trial opening of the other services, but that is currently under discussion. The indoor pool in the center will be open Wednesday and Thursday from 6 to 9pm, Friday from 5 to 9pm and Saturday from 1 to 9. Adult Water Aerobics will continue to be held Monday, Wednesday and Friday from 9:30 to 10:30am.

     The outdoor pool will be open Monday through Friday from 11am to 6pm. Saturday and Sunday it will be open from 9am to 6pm. As of now, there are no plans to open the snack shack.

     You may have already read that main and Pine Tree Beaches will be open 7 days a week from dawn to dusk; however, they will no longer staffed with lifeguards and the stands are being removed. Signs will warn that it is “Swim at your own risk.” It may be more accurate to say that the beaches will be ‘there’ 7 days a week, and if you show up between dusk and dawn you will be shooed away.

     The Emerald Lakes Board of Directors announced at their workshop Friday that they had decided to remove the designation ‘interim’ from General Manager Judy Kennedy’s title. They have extended the offer of a two year contract to Preferred Management Services. It is expected to be signed on Tuesday, May 20th. Over the last 4 months the team has drawn high praise from directors and other observers. We wish them the best and offer our support whenever it may be appropriate.

by Buz Whelan
The meeting was called to order at 9:32 am and the minutes of the Feb. 22 meeting were approved.
President’s Message: President Al Leslie praised the fishing club for their comprehensive plan to control ice fishing, but said it would not be approved until after the association attorney and our insurance company’s representatives studied and commented on it. He said that the indoor pool temperature, which had fallen to 80 degrees was being raised to 82.
Treasurer’s Report: Treasurer Earl Frank reported that revenues currently exceed our budget by $41,000 primarily due to increases in various fees, resale certificates, permits, and code and public safety citations. Dues collected to date of $1,351,000 (rounded) are over last year’s at this point by $24,000. Over the last 5 months dues collections are $58,000 over the same period last year. In addition, our attorney has collected $156,000 in past due accounts as opposed to $88,000 at this time last year. Last year’s past due collections totaled $131,000 (for 12 months). At this current rate, we will collect approximately $185,000, or 40% better, this year.
Our total operating budget of $1,466,000, excluding depreciation, is under by $86,000, but Frank cautioned that this does include all expenses incurred due to the unusually cold and snowy weather we have recently experienced.
Frank gave some specific examples of budget performance:
1. Administration costs are under budget by $24,000 as salaries and benefits are under budget by some $17,000.
2. Public Safety is under budget by $2,000 as all accounts are close to budgeted amounts.
3. Maintenance is under budget by $25,000 due to favorable variances in salaries and related benefits of $21,000, lake weed control of $5,000 and vehicle supplies and maintenance of $14,000. This is offset by unfavorable variances of $5,000 in trash removal and $12,000 in snow removal.
4. The Community Center is under budget by $47,000 due to favorable variances in salaries and related benefits of $28,000; items related to pool maintenance of $10,000; and heating and supply costs of $8,000.
5. The Emerald Bar & Grill revenue (YTD) is $57,000, while total costs are $77,000 for a net cost of $20,000.
Frank closed by saying our total budget for snow removal is $50,000. We are now at $49,000. Also, our electric bills have almost doubled in the last month. Reserves are at $257,000.
Manager’s Report: Presentations for our audit contract are scheduled for March 25th. The Public Safety tracking system, originally installed in 2009 is being reactivated and the scanning system will be upgraded to give greater scope and definition. In the Bar & Grill, the smoke eater filter, which should be changed quarterly (and has been neglected) costs $600 each. We may have to ban smoking altogether in the bar. We also have to measure our food service to smoking ratio to ensure we meet state standards. An associated problem involving smoking revolves around as yet unsubstantiated reports that smokers often carry alcoholic beverages outside to the smoking shelter, which is forbidden by law, and there may be some consumption of alcohol by minors at that point. It was also reported that the maintenance vehicle damaged by the shed roof collapse is at the body shop and should be returned this coming week.
Committee Reports: Events Chair Stefania Johnson reminded all that May 3rd is Community Cleanup Day and volunteers are being sought. That is also the date of Comedy Night V, featuring host Buz Whelan, and comics Tommy Gooch and Johnny Watson. Both of these comedians appeared last year, killed, and are coming back with all new material. Tickets of $12 in advance will be on sale at the CC beginning Thursday, March 27th. They will cost $15 at the door if any are left. She is coordinating with staff to have all events posted on the official ELA website (www.elainc.org).
Bob Leon reported a revival of the walking club. They will meet in the Pine Tree Beach parking lot on Saturday, March 29th at 2pm.
Board Secretary Carmen Broadnax, liaison to the Real Estate Committee showed a poster the committee prepared and recommends to be posted prominently inside all rental units. It is made up of all Rules and Regulations most pertinent to renters, and especially to short term renters. Committee member Jake Bower, a home owner in Emerald Lakes and landlord in Towamensing Trails reported that Towamensing collects approximately $150,000 annually from rental fees and fines.
Reporting for the Finance and Planning Committee, Buz Whelan said that the committee’s earlier recommendation for a Special Assessment had been removed from the table until more specific cost information for the major projects (CC HVAC and boiler, Pine Tree Lake dam valve and evacuation pipe repair) could be obtained. This should be available by late spring. The committee is recommending to the board that they ask the membership for a $100 annual dues increase, to become effective November 1, 2014, the date of the third quarterly payment. This would increase quarterly payments by $25, with total dues for the 2014/2015 fiscal year of $1050 and $1,100 annually thereafter.
Old Business: Board Secretary Carmen Broadnax reported on the Clause 15 property investigation. These are properties within Emerald Lakes borders whose obligation to the association is unclear. Some are not listed as Emerald Lakes properties on the deeds, and most are not being billed for dues as a result. There has been some legal opinion that they may be obligated to pay some or all of the normal dues since they enjoy many or all of the benefits derived therefrom. A packet has been prepared of a sample of some 45 properties and legal opinion is being sought. There may be many more properties in the Lakes District, the Estates, Jack Frost and possibly Blueberry Estates. Others, including Pat Galderisi have assisted in gathering this information, which is a tedious task involving title searching.
New Business: The board passed three resolutions. Resolution 34 approved the budget submitted by the management team and previously by the Finance and Planning Committee. Members may request a copy for examination and comment by going to the Admin Office during normal business hours prior to its final adoption at the April Open Meeting. Passed unanimously.
Resolution 35 requires that any fire used as a set piece at an event be contained in an outdoor fireplace. Bonfires and fires set in open pits are forbidden. Passed unanimously.
Resolution 36 approved the funding to print the Clause 15 report and send to the attorney for his opinion. Passed unanimously.
Public Comments: Joe Olall asked the treasurer why the Emerald Bar & Grill was costing so much to operate ($20,000 YTD). Both Earl Frank and Brad Jones said that overbuying played a large part and that measures have been taken to correct the condition. Mr. Olall also asked about the doubling of the electric bill. Mr. Jones said we had been on a variable rate and pointed to the fact that statewide this rapid increase in charges was being investigated by the attorney general. He said that we are now on fixed charges, though it was unclear as to how soon they take effect. Olall also suggested that a second budget, one that would show what could be done had we sufficient funds, be prepared as an exemplar. Stefania Johnson suggested that some form of after school program be restored. Kathy Leach commented on severe pot holes on Clearview Drive and Sullivan Trail. She asked whether EL or the township is responsible. Since they are actually inside the boundaries of the community, they are EL’s responsibility.
Buz Whelan (the author of this article) pointed out that an article he wrote for the Emerald News at the request of the Finance and Planning Committee was refused by the Communications Committee. I will write of the details of this incident and discussion in an article to follow. It will be published in this space no later than Wednesday, March 26th.

Commentary
by Buz Whelan
Okay, now that I have your attention let me admit this is not about sex. It’s about the finances of the Emerald Lakes Association, and the news isn’t good. We need more money. Our infrastructure is aging, our amenities need major maintenance, and as of right now, the money just isn’t there.
Many of us, especially those who are long-time members, bought into this community because we wanted to vacation in, or be part of, an amenity-filled community that offered many types of on-site recreation and neighborhood events. We saw the Community Center and the heated indoor pool, we toured the beaches and were shown the outdoor heated pool. We saw tennis and basketball courts and green areas where we could picnic and play lawn sports like volleyball, badminton and others. There were beautiful lakes we could boat on, and fish and swim in. It appeared to be just what we had been looking for and we bought the house or we bought the property and built one. Life would be good. It would come at a cost, but we knew that and we were prepared to pay it.
But there were others who were not interested in the amenities. They found a house they liked at a price they could afford and they bought in. Their main motivation was affordable housing, not opportunities for recreation and partying. They have an entirely different attitude toward the issues facing the association and their main concern is to keep dues low. From that point of view, any attempt to raise dues and justify the request by pointing to needed amenity maintenance is just so much frivolous wasting of money. Is their position the right one?
One of the most common mistakes in evaluating association finances is to point to a balanced budget, such as we currently enjoy, as proof that more money is not needed. But a balanced budget, required by law, is not an indication of sufficient funds.
Over the last 5 fiscal years the boards of directors and the general managers have tried their best to economize. The overall economy has had its well-publicized problems, and Emerald Lakes was not immune to the effects. We tightened our belts. While we had 17 full-time employees in 2007/2008, we now have 9. The outdoor pool was open 7 days a week in season; it is now open 4. The beaches, Pine Tree and Main were both open 7 days a week. Now they alternate weekdays with one or the other being open. We had a youth activities program that cost $100,000 per year complete with a full-time director. That program and its director have been eliminated. In 2007/2008 the Community Center and its indoor pool were open 7 days a week. Now they are open 3½. The compactor was open 5 days a week; now it is open 4. And prior to 2007/2008 we were doing between a mile and a mile and a half of new paving every year. We haven’t done any since; we can only afford to do repair now. The Administration Office was open 6½ days a week while now it is open 5½.
In the area of maintenance we have also economized. We have known for at least 6 years that there is a problem with the Pine Tree Lake dam valve. We have put off fixing it. We know the evacuation pipe is leaking, and DEP will order us to fix it sometime soon, in two to four years, depending on the deterioration rate. Divers will tell us the extent of the problem in the Spring, but we estimate the cost of repair at around $300,000. It could be more, but the estimated cost has been rising over the years. We are wasting energy in the Community Center because we haven’t replaced the aging HVAC system as we should have 8 to 10 years ago. Then, it probably would have cost around $150,000. It will be considerably more when we finally get to it. Meanwhile we will continue paying much more to heat and cool the building than a new system would cost.
Are you still reading this? A certain fatigue would be understandable. But there is even more. The Community Center boiler needs replacing. Much of our maintenance equipment, including vehicles, is past its shelf life. The roof on both the Community Center and the Administration Building are in need of replacement. And so on.
So the budget is balanced. How? We have been living on reduced services and deferred maintenance for the better part of the last decade. Our dues are artificially low. And the membership shows no sign that it wants to pay a fair price to get a first class community. A tipping point either has been reached or is near at hand. That will come, or already has, when those who do not care to live in our type of community outnumber those who do. We may eventually slide into receivership where our bylaws are invalidated and court-appointed administrators decide the dues, just as your property taxes are decided. And property values will plunge.
We have tried initiatives that might have saved us. Approval of a CPI escalator would have provided at least a constant value income. As an example, had such an escalator been approved in 2011, next year’s dues would have been $1,067. Not a huge leap, but enough to keep up. In 2011, 2012 and 2013 the CPI was 2.8%, 2.0% and 1.7%. The only way to keep up with increasing prices, as any shopper knows, is to spend appropriately or buy less. We have been buying less for years. And we’ve been getting less. The time for a dues increase is now. We cannot continue to pretend otherwise.
If all this is depressing, let me say that as dire as our position is, it is not hopeless. The Finance & Planning Committee has considered two alternatives to strengthen our financial position. One is a Special Assessment. As envisioned by committee members, this would require each property to pay $16.67 per month for two years. That would total $400 per property and at our current rate of compliance raise approximately $580,000. This would not solve all our problems, but it would be enough to repair the Pine Tree Dam valve and evacuation pipe. It would also give us the money to replace the aging HVAC (Heating, Ventilating and Air Conditioning) system in the Community Center. As stated previously, we don’t know the exact cost of either of these projects, but estimates center around a price point of $550,000 (for both). That would leave around $30,000 for equipment replacement or for a new boiler. This initiative has been taken off the table until a more precise estimate of the projects becomes available. By late June we should have a clearer picture.
Alternatively, the F&P Committee is recommending a dues increase of $100. This would raise about $145,000 per year, or half of what the Special Assessment would raise, but it would continue beyond the second year. It would mean that quarterly payments would rise from $250 to $275. We would not be flush with funds, but we would have a much more realistic chance of making needed repairs and replacing aging equipment. It may also help with operational costs, since newer equipment does not need the constant repairs and associated costs that our current physical plant and vehicles require. The recommendation, as passed at the committee’s March 15, 2014 meeting, would – if approved by the membership – become effective on November 1, 2014 when the 3rd quarterly installment of the dues assessment is due. That payment would rise from $250 to $275. The same would be true of the February 1st 2015 quarterly installment. Those who pay their dues in full at the beginning of the fiscal year would have the option of paying $50 on or before November 1st or make quarterly payments of $25 on Nov. 1 and Feb 1. Before the membership can vote on this, however, the board of directors must decide to recommend that vote.

By Buz Whelan
St. Patrick’s Day is approaching and many people will celebrate with the traditional corned beef and cabbage dinner. But there’s another good reason, beyond tradition, for having that fare: smart shopping. All the supermarkets have advertised sales on corned beef this week, so there’s the economical reason for the dinner as well. My wife and I are both Irish-Americans, and though we have corned beef more than once a year, we always have one around St. Patty’s Day. I first started making corned beef this way about 30 years ago, and I haven’t made it any other way since the first time I tasted the result. If you have your own favorite way, fine. But if you’re looking for a foolproof way of preparing the most moist, tender and flavorful corned beef you’ve ever had, try this.
I like to buy a larger brisket. You might have to search a little, because most cuts are about 2 ½ to 3 ½ pounds and that’s not big enough for me. I like the piece of meat to be over 4 ½ pounds, 5 or more if I can find one.
First remove all wrapping and place the brisket in a crockpot. Add 4 cans of Bud. Don’t get too cute here. Stronger brews and designer malts can impart undesired flavor. Bud works perfectly, and it’s one of the cheaper beers. To this add ½ of a 1.5 ounce jar of McCormick Pickling Spice. Cover, set the temperature to auto/shift and let it cook about 6 hours. At 6 hours stab the meat with a fork. If it is not tender enough raise the temperature to high and continue to cook for 1 more hour. I generally have my meat on by around 10 in the morning. Once it is finished you can let it rest for 20 minutes on a cutting board, or an hour or more on buffet setting in the crockpot. Slice against the grain to desired thickness. Make sure to use a very sharp knife or the super tender meat will shred.
In a separate pot bring 6 cups of salted water to a boil. Cut a head of cabbage into eighths (simply halve, halve again into quarters and halve the quarters into eighths) and place in the boiling pot. Cook until tender, about 20 minutes. Place in a serving bowl and sprinkle generously with fresh cracked black pepper.
Here’s where I veer from the traditional. I find that plain boiled white potatoes are boring. I need a contrast and I get that with a baked sweet potato. The sweetness of the potato contrasts wonderfully with the saltiness of the meat and cabbage. I microwave the sweets for about 5 minutes, then finish in the oven to crisp the skin. Serve whole allowing guests to mash individually and add butter or your favorite butter substitute.
Lagniappe: Corning meat began in the middle ages when there was no refrigeration. It was a means to preserve the meat in barrels over long periods of time. If you buy two or three briskets while they are on sale (for as little as $1.99/lb), you can store them in your refrigerator a long time provided you leave them in their unopened packaging. I’ve kept them as long as 6 months with no noticeable difference.

by Buz Whelan

     The February Board of Directors meeting was called to order at 9:31am and began with traditional Pledge of Allegiance to the Flag.

     President Alex Leslie began his President’s Report by citing two sections in the bylaws regarding voting. There had been some dispute over whether two members of a single property could serve on the same committee, in this case the ad hoc Committee to Seek a Replacement General Manager or Search Committee for short. The two members in question were and are Flo Mauri and Pat Galderisi. Although sharing a single property, these two women served together on the board in the 90s, and more recently on the Search Committee from November 2011 through January 2012, the committee that recommended the previous GM, Allen Roth, along with 3 others. The only reference to voting in either the bylaws or committee rules addresses voting at the Annual Meeting. Both documents are silent on this aspect of committee membership (see bylaws Article IV, Section 6 and Article III, item 16). Leslie said that he felt this puts the matter to rest. Meanwhile, Flo Mauri passed out a prepared paper than cited no fewer than 27 instances where 2 members from the same property, in most cases husbands and wives, served on the same committee at the same time. She made no claim that these were the only instances where this occurred.

     Leslie also said the Communications Committee is seeking members and that anyone with related skills would be welcome to join the committee.

Treasurer’s Report Treasurer Earl Frank gave his usual comprehensive report. Significant items are cited as follows:

·         $1,424K collected to date exceeds budget by $36K primarily due to favorable variances on fees, rental certificates, permits, and code and safety citations totally $46K.

·         Dues collected $1,276K which exceeds the same period last year by $16K. Over the last 4 months dues collected exceed the same period last year by $50K. The current trend would have us matching the 2011/12 year collections ($1,440K), a record high.

·         Our attorney has collected $141K on past dues as compared to $78K last year. Last year he collected $131K for the entire 12 months. We are tracking this year to collect $155K, a 20% increase.

·         Operations: total expense of $1,249K is under budget by $121K, or 9%. This is pre-snow.

·         Admin costs are under budget by $23K, primarily due to favorable variances in salaries and related benefits.

·         Public Safety is under budget by $3K with all line items close to budgeted amounts.

·         Maintenance is $36K under budget, with favorable variances of $23K in salaries and related benefits, $6K in lake weed control and $4K in vehicle operation supplies. Some of this is offset by an unfavorable variance of $6K in trash removal.

·         Community Center is under budget by $45K, due to favorable variances of $24K in salaries and related benefits, $12K in items related to all pool maintenance, $7K in heating supply costs.

·         The Emerald Bar & Grill have combined revenues of $52K and expenses of $68K, a $16Kshortfall. On a positive note, the B&G only lost $686 this past month, the best of the year.

Manager’s Report Brad Jones gave the report. He started by pointing out that we had 16 days of successive snow events. On the worst days he brought in outside help at a cost of $1,500 per day. The heavy snow pack caused the collapse of the maintenance barn, damaging the vehicle inside. He does not believe the vehicle is totaled, but there is damage to the hood, roof and windshield. An insurance adjuster will be in this week to appraise the damage and repair will then be scheduled.

Brad also announced that a period from 1 to 3pm Wednesdays will be set aside for homeowners to speak to management on a walk-in basis. Alternatively, homeowners may schedule an appointment on Saturdays between 9am and 2pm.

Committee Reports

·         Ad hoc Committee to Revise the Bylaws – Chairman Buz Whelan presented an amendment to allow absentee voting complete with a protocol of procedure to be placed in the Board of Directors Resolution Book, should the board agree to present this to the membership for approval and should the membership then so approve. Whelan also verbally suggested removal of the unsightly property amendment presently in the bylaws, stating that this is covered in greater detail in the association’s rules and regulations. He pointed out that is the Rules and Regulations manual that Code Enforcement Officer Ralph Musto cites when issuing violations. Whelan promised to follow this with a written suggestion in the coming few days.

·         Election Committee- Last year’s chairperson, Carol ‘Cookie’ Lietwinski, asked if she were still heading the committee. She said she is currently assembling a membership for the committee. President Leslie explained that when the committee was assembled they would then select their chair and she would be eligible for that position.

·         Maintenance Committee- Speaking as a member of the committee, George Haab pointed out that the dry hydrants around the community have not been cleared of snow. This presents a substantial risk should a fire occur.

·         Finance and Planning Committee – Treasurer Earl Frank reported that a preliminary budget had been discussed at the February 15^th meeting and some changes had been suggested. These were made by Brad Jones and Judy Kennedy, the current management team, and a revised budget had been emailed to all committee members. The committee intends to meet on March 1^st to consider the amended document, which will then be forwarded to the board for approval. If approved at the March open meeting, it will be made available to the membership for comment before final approval at the April open meeting. An approved budget must be in place at the beginning of the fiscal year, May 1^st. Frank also revealed that the F&P Committee recommended a Special Assessment be requested from the membership. It would be in the amount of $16.67 per month or $50/quarter. If approved this would raise $550,000 at our present rate of collection and would be sufficient to repair the dam valve and evacuation pipe at Pine Tree Lake Dam and replace the HVAC system in the Community Center, two of the most urgent projects facing the association.

·         Events Committee – Chairwoman Stefania Johnson reported that the Murder Mystery Theatre event originally scheduled as a Valentine’s Day program and postponed due to the heavy snowfall on the 15^th would be held on March 1^st. Those with tickets for the 15^th who cannot make the new date may redeem their tickets for an equal value dining certificate that will be good anytime. Those who did not get tickets but now wish to attend the new date may obtain them at the Community Center. Stefania also reported that a St. Patrick’s Day party would be held on March 22 with the Gallagher Dancers, and Irish dance troop, performing. Buz Whelan amended Stefania’s report by stating that Comedy Night V would be held in the Community Center on Saturday, May 3^rd. Tickets are $12 in advance and $15 at the door. Doors open at 7pm with the performances scheduled to begin at 8. A special snack and finger food menu will be available.

·         Communications Committee – Chairperson Joe Olall reported that submission deadlines and publication dates for the rest of the year’s issues are in the paper (on page 11). This should make planning for those needing to advertise and event or program much easier.

Old Business: A report on Clause 15 properties is not yet ready.

New Business: The board approved a donation of $100 to the Gallagher School of Dance in appreciation for their forthcoming performance at the St. Patrick’s Day party.

Public Comments: Eric Bergstrom presented a plan for controlling Ice fishing. Signage warning that fishing is only available for residents with permits will be posted. Permits consisting of two dayglo placards about 4” x 6” would be issued to applicants at the Admin Office. One would then be displayed on the dashboard of the fisherman’s car, the other worn as a back patch which would be clearly visible from a distance. Stefania Johnson reminded everyone that a community wide clean-up is planned for Saturday, May 3^rd. She is seeking volunteers to select and clean defined areas along our roadways (e.g., “I’ll pick up along Clearview loop between the two intersections with Clover). She also said a barbecue was being planned to reward volunteers for their efforts.