Emerald Lakes Free Press

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.

by Buz Whelan

     The sudden resignation of GM Allen Roth came as a surprise to many and a shock to a few. Allen had only been GM for 19 months when he announced he would be leaving. Fewer than two years before he had told the search committee he was willing to commit to a minimum of three years of service to Emerald Lakes. He repeated that assertion to the board when they did the final interview. At least some part of making him the choice for GM was that promise of long service. What happened to change things?

     Mr. Roth turned in his resignation on December 26^th, the day after Christmas. He stated that Saturday, January 25^th, just 30 days hence, would be his last day. Contrast that to the previous GM, Gil Werner, who told the board in October of 2011 that he would be retiring at the end of May, 2012. Mr. Roth’s resignation was surprising, not only because he had been here such a short time, but also because he was giving no time to find and train a replacement. As many others, I wondered why this was so.

     On Thursday afternoon of January 16^th I sat down in the GM’s office to get answers to my questions. In order to ensure candor on the part of the departing GM, I agreed to withhold publishing the results of the interview until he was settled in his new job in distant Colorado. He was going to serve as the general manager of a combination owner/rental chalet and RV community in that state.

     First, the obvious answer to the obvious question: why are you leaving? I’m leaving for a challenging position at a higher rate of pay in a part of the country that is new and exciting (to me)…or words to that effect. There’s no surprise there; it’s exactly the answer I expected.

     The more interesting question, at least to me, was this: why was he looking for another job? Why, with just over a year as GM of Emerald Lakes, did Allen Roth begin a job search? And that is where the interview got interesting.

     At first Allen laughed, a trifle nervously, as if he had been hoping he wouldn’t be asked this. This is where our agreement took shape. I didn’t want some diplomatic, politically correct, but ultimately false, explanation. I wanted to know the real reason or reasons. And so I promised to delay my reporting. Agreement reached, I repeated my question. Allen hesitated, as if searching for the right way to tell me what he was afraid might offend me. I assured him that I could handle whatever he had to say. He sighed, shook his head, and then told me that Emerald Lakes was in deep trouble. We are facing deteriorating facilities, amenities that are running down and capital projects that must be done, but at costs that he doesn’t believe the community is prepared to absorb. He explained, “When whoever it was wrote your bylaws, they had a brain fart (his term). They put the membership in charge of revenue. People who have absolutely no idea what it takes to run this community are the ones who decide how much money we get. It just doesn’t work.” He went on to discuss other communities, comparing those whose revenues are controlled by a board of directors to those whose membership are in control. In example after example, it was clear that membership control eventually leads to deterioration and finally receivership (bankruptcy). He said with some apparent sadness that he doesn’t see how we are going to raise enough money to do what must be done over the next five years. He then went on to describe the current working conditions for the GM.

     “Your current board is essentially dysfunctional,” he said. “You have members whose main goal seems to obstruct any progress. They have no understanding of their proper role, no true understanding of how this association works, and they make it impossible for me to do my job as I see it.” While declining to name any specific directors, he insisted that since I attend the open meetings and board workshops, “You know who they are. I don’t have to tell you.” I had to agree, but since the GM declined to be more specific, I feel bound to leave it to the reader to figure out who he meant. I said to him, “Would it be fair to state that the behavior of these certain board members was an aggravating factor in your decision to seek employment elsewhere?” He laughed and answered with two words. “Big time,” he said.

by Buz Whelan

     Shortly after 9:30am on this cold, snowy January Saturday morning President Alex Leslie called the meeting to order. He began by introducing interim general manager Judy Kennedy and two other representatives of Preferred Management who will fill in until a new general manager is selected to replace departing GM Allen Roth. Explaining that he would keep his remarks brief because a reception for the new arrivals would immediately follow, Leslie turned the meeting over to Treasurer Earl Frank.

     Treasurer’s Report: Frank gave his usual detailed report. He said that year-to-date revenue of $1,284M (M=1,000) exceeded the budget by $33M. He attributed this to increased fees/resale certificates, permits and code and public safety citations of $39,000. Dues collected so far this year of $1,153M are over last year’s same period by $5,000. He further reported that our attorney has collected $125,000 on delinquent dues as compared to $68,000 last year, almost double.

     Total operating expenses of $1,131M, excluding depreciation, are under budget by $96,000, or 8%. He gave a breakdown as follows:

1. Admin costs are under budget by $32,000, with salaries and related benefits under by $24M.

2. Public Safety is under budget by $3,000 with all line items close to budgeted amounts.

3. Maintenance is under budget by $35M due mainly to favorable variances in salaries and related benefits by $22M, lake weed control costs of only $6,000 ($10,000 budgeted) and vehicle expenses of $14,000. Some of this is offset by an unfavorable variance of $6,000 in trash removal.

4. Overall, the Community Center is under budget by $39,000, again due to favorable variances in salaries and related benefits of $23M. Items related to pool maintenance are under by $11,000 and heating and supplies costing $6,000.

5. Revenue for the Emerald Bar & Grill is $49,000 while costs are $62,000 for a net cost of $13,000.

Our reserves fund balance is currently $255,000 after paying off road paving done this past year. As a footnote, Frank pointed out that the New Year’s Eve party put on by the Events Committee made a profit of $407.

The treasurer closed his remarks by stating that he was working on the first draft of fiscal year 2014/2015’s budget and would have a product ready within a week. This will then be considered by the Finance and Planning Committee and finally presented to the full Emerald Lakes Board of Directors. The budget must – and will – be in place for the start of the fiscal year on May 1, 2014.

     General Manager’s Report: In his final report, GM Allen Roth said that ads have been placed in newspapers and on the Community Association Institute’s website for his replacement. He also referred to the PP&L request to expand the right of way along Long Pond Road to accommodate the backup power cabling that is being installed to reduce the number of power outages and shorten their duration. This is the subject of a resolution, passed unanimously a few minutes later in the agenda, to expand the right of way from 10 to 25 feet. This effects three properties near Bus Road commonly referred to as the sales deck.  The GM also used this time to thank the community and the board for their support during his time here. He said he felt his time was well spent, that he learned much here but that a new opportunity had made it necessary to move on.

     Committee Chair Reports: Bob Leon, reporting for the Property Management Committee drew sharp rebukes from several board members on the use of that name. Apparently it is of great importance to them that the committee be named the Maintenance Committee, regardless of the fact that the committee’s responsibilities have expanded to include those of the defunct Architectural Review Committee and the ad hoc Committee for Energy Conservation. Mr. Leon went on to make several recommendations on signage (additional one way signs on Emerald Blvd., removal of stop signs on Clearview at Glade due to sharp incline), on the temperature control in the Community Center (it is not being lowered during periods of disuse as previously agreed), and a strong repeat recommendation that the dangerous and illegal concrete structure on Strawberry Landing be removed.

     Events Committee Chairperson Stefania Johnson reported on the many events her committee has scheduled which can be viewed on the official website. She underscored the St. Valentine’s Day event which will be held on Saturday, Feb. 15^th in the Community Center.

     CrimeWatch Chairperson Connie Simpson, supported by former chair Paul Capozolli, requested that her organization not be designated by the appellation ‘committee’ since she did not think it appropriate to hold it to committee membership restrictions (typically 10 members). She and Paul pointed out that the more members we have watching for crime, the better.

     Speaking for the Appeals Committee, Paul Capozolli asked for approval on a rule that if an appellant misses three consecutive scheduled appeals meetings, the appeal is de facto denied. He stated that some members are suspected of using constant missed and rescheduled meetings as a method of delaying justice.

     Reporting for the Emerald Lakes Directors Alumni Society (ELDAS)in place of the ill Pat Galderisi, Buz Whelan suggested that planning begin for a 40^th anniversary celebration, since we are now in that year of the association’s establishment. Whelan suggested that we might have a gala celebration on Pine Tree Beach Island and that it might be a good idea to ask the membership for their thoughts via the Emerald News and website. He also mentioned that alternatively, we might consider celebrating the 50^th anniversary of the Emerald Lakes development which occurs three years hence.  Whelan also volunteered that ELDAS members would be willing to serve on the search committee to find a replacement for the GM.

     Reporting as chair of the ad hoc Committee to Revise the Bylaws, Whelan handed out a preliminary protocol for absentee voting. He asked the directors to look it over and let the committee know if they had any problems with the procedure as described. He further asked the board to consider how they would like the proposal presented to the membership. One suggestion, by committee member Bill Henry, was to present the change as an amendment with the procedure established under the boards Policies and Procedures Manual. This would allow adjustments to be made to the process after implementation. If improvements could be made after a year or two of experience with absentee voting, it could be made without having to go back to the membership for minor changes in methodology.

     Old Business: Clause 15. Secretary Carmen Broadnax stated that due to the holidays and other priorities she had been unable to make any progress on the Clause 15 properties, discussed in previous reports here. Watch this space for further developments.

     New Business: The aforementioned resolution on the PP&L Tree Cutting and line installation need for more right-of-way was passed. Next came Resolution #29 which is to contract an engineering study of the Community Center by Falcon Engineering. The study would determine what needs to be repaired and when, prioritizing such elements as boiler replacement, HVAC system replacement, roof repair and any structural deficiencies. The cost would be $4,750. The resolution passed with Directors Glasgow, Frank and Bishop voting yes. Directors Solla and Fitzgerald voted nay with Director Broadnax abstaining.

     Resolution #30 appropriated a maximum of $14,130 for lake maintenance to be performed by Ecological Solutions on a monthly basis from May to October. The figure actually spent could be less depending on the severity of the weed infestation and the amount of herbicide needed. This year’s total was just over $6,000. The resolution passed unanimously.

     Resolution #31 was to appropriate a fee of $372/hr for a diver and support team to perform and inspection on the Pine Tree Lake dam valve, evacuation pipe and dam. Approximately two hours work is anticipated.

     Resolution #32 was originally written to hire Preferred Management for the interim period between the present and the hiring of a new GM. A second part was the appointment of a search committee. A motion to amend the resolution to include a statement limiting committee participation to one member per property made by Director June Solla resulting in an agreement among the directors to sever the two elements. The hiring of Preferred Management was passed unanimously. A somewhat heated discussion ensued on the Solla amendment/restriction. Since it was commonly known that Pat Galderisi and Flo Mauri, former directors, had been nominated to the committee, it seemed obvious to all present that this amendment was directed specifically at them, and was so stated by several directors and members present. An additional part of this was to appoint Secretary Carmen Broadnax as primary liaison to the management team, with President Alex Leslie as an alternate. Considering this appointment separately, Treasurer Earl Frank questioned the reasoning behind not having the board president be the primary liaison. After some discussion a vote reversed the positions, with President Leslie appointed primary and Secretary Broadnax the alternate. The vote was Directors Frank, Bishop and Glasgow voting for the reversal, Broadnax abstaining, and Fitzgerald and Solla voting against. Returning to the discussion on the limitation of one member to the property, the group decided to put off a decision until more research could be done on the rules regarding this. Skipping ahead, during public comments, this author read from the committee regulation manual put out by the board which clearly states that ad hoc committees may be composed any way that best serves their purpose including the membership of employees, directors and others. President Leslie expressed that this settled the question and there was no rule/regulation against the participation of more than one member per property on an ad hoc committee. (A careful reading of the Committee Rules and Regulations will find no stricture against multiple participants from a single property on any committee.)

     Public Comments: John Palmisano asked for clarification on why the bar and grill were losing so much money. Several members thanked departing GM Allen Roth for his service, citing his diligence and openness is dealing with members. Buz Whelan raised a concern about the Emerald News policy of deciding what contributions would be published. He averred that George Haab had approached him with a request to publish an article on the http://www.emeraldlakesfreepress.com because he had been told by a staffer that only one article per person per issue would be accepted. This was adamantly denied by Communications Chairperson Joe Olall and other liaisons and members including Margaret Fitzgerald, June Solla and Carmen Broadnax. All these expressed surprise saying his second article was to be published. Questioned later on who told him he could only have one article per issue Mr. Haab said it was June Solla. Ms. Solla has denied this.

     Mr. Whelan then brought up the issue of the relationship between directors and employees. He stated that he had been told by multiple sources that a director was using a video recorder to surreptitiously record employee behavior. He cited an instance where the director in question was recording in the Community Center and was confronted by a member. When the member was told, according to the report, that the director was only recording employees he became angry and said that his children were being recorded and it should cease immediately. Mr. Whelan pointed out that such recording may be illegal and that further it accomplishes nothing good. Few things could destroy employee morale and loyalty to the association than the realization that they are being spied upon. When Director Solla said this was an accusation against the board that must be supported, Mr.  Whelan responded that it was not the board, but Director Solla that he was citing. When President Leslie was asked if he had heard such information he responded that he had. Ms. Solla denies that she ever engaged in such behavior.

Author’s note: I have multiple sources for my reporting on the video recording of employees by Director Solla, as well as photographing at the trash compactor and in the trash compactor. I fully intend to protect those sources, including from the possibility of retaliation.