Blog Archives
The ELA Road Plan Explained
Lola Lauri
The following information is based on the plan in place last year. If there have been any changes since then, I do not have them.
The board agreed to a 5-year plan presented by Gil Werner and the Maintenance committee, including Bob Lauri and Joe Miller. The plan begins with dedicating $200k per year to the roads.
First, Bob Lauri, our staff, GM, and the maintenance committee surveyed the roads and assessed the damage by designating roads as primary, secondary and tertiary. Then specific pieces of each road were rated based on the extent of the damage and the need for drainage fixes. Areas slated for repair were chosen using this data which, presumably, will be updated each year as situations change.
The first priority in repairing the roads is to prevent water damage. This happens by fixing the grading along the sides of the major roads and replacing damaged drainage pipes that run underneath them. It makes little sense to repair or repave roads when there is not proper drainage. The freeze/thaw cycle on roads with poor drainage is the main cause of the “alligator cracks” that are the beginning of road deterioration. Of course, there will always be routine maintenance that must be continued along with this drainage project.
With proper drainage, and with the work guarantees that were negotiated with contractors, paving should last longer in the future, and this frees up some of the $200k for more repairs to secondary roads. As we catch up with the drainage and repaving, hopefully, this will at some point allow for paving of those unpaved roads.
However, all of this is dependent on the board continuing to fund the project, and barring any major disasters that require immediate repair. Should we be lucky enough to have another mild winter or two, the project could be accelerated, but major storms and a lot of freeze/thaw fluctuations could set it back. So, with all these variables, it is hard to say exactly how long this might take.
There is a plan, or at least there was, but plans in our community are always dependent upon the whims of the current board, so it is important to let each board know what your priorities are, and to select candidates who will continue programs that you think are important. Even if you choose not to attend meetings, you might want to put a note on your calendar, as a “back to school” item, to write a letter to the board each September, reminding them of the things you believe are important in our community.
To Rent or Not to Rent
Opinion
Lola Lauri
Many of our residents are suffering from the noise and bad behavior of the tenants at a few local homes. There are parties and noise and traffic. There are septic failures that threaten our waterways. Every resident is entitled to the quiet enjoyment of his or her home, and that is not happening because of a few careless homeowners. Advertisements for these homes online suggest that they are great for “groups” and in some cases they claim to sleep up to 18 people. Reports of people standing on the docks and cursing and shouting loudly have shocked the attendees at the last board meeting. A number of residents have banded together to address the board and insist on help for these conditions, and they deserve relief immediately. No one should have to live with constant noise and discomfort. (To read their letter click here.)
At first glance, it seems that the obvious solution is to disallow rentals completely within our community. I have heard this suggestion more than once, but I believe it is too soon to take such a drastic measure that will impact the ability of all homeowners to rent their homes. Before punishing all homeowners for the actions of a few, I believe the community needs to look at the issue of enforcement.
“Party House” Causing Problems
Lola Lauri
The following email was forwarded to me today, and it illustrates a problem in our community that the board must address:
Hi Folks:
Time for an update. As you know, our letter to the Board detailed the overuse of the respective septic systems
of the three homes in question. And sure enough, the septic system at 146 Powderhorn Drive has failed.
The septic mound is not perking. The effluent is running out of the top of the mound.
Tobyhanna Township was notified either by the homeowner or the home owners septic pumping company.
The system was inspected and a plan was presented to obtain a permit from the Township to repair and expand it to maximum size permitted. The plan was approved, trees have been cut down and work is going forward.
The Township official told us that if the repair and expansion works, all well and good. He said he would periodically monitor
the system over time. He also said that if the repair and expansion partially works or fails, then he
could take certain measures including fines and require the owner to curtail the use of the system. He also noted that the area designated for expansion
is the only piece of property the owner has left for a septic mound. There are no other options for additional septic
space.
The Township official was unaware of the number of people occupying the house as well as the number of cars and SUV’s parked on
top of the septic mound periodically. Now that he is aware of the situation, he will monitor it.
On October 22, I made a presentation to the Board of Directors at its monthly public meeting. I advised them that ten families signed
the letter but now we have fifteen families supporting this important issue. Almost every lakefront property and some lake view properties
are now involved.
The audience gasped when I described the guy yelling F… You! off the deck of 146 Powderhorn at one am for a full twenty minutes.
I noted that the rules state that a rental must be “to one family” and the Board knows this but they do not enforce it.
Our letter indicted that there was an open pit fire cauldron without a functioning fire screen on Hunter Lane along with chairs and four, six by nine foot stacked
sections of a floating dock. The rules prohibit equipment on roadways. I asked Alan Roth, the Community Manager at a Rules and Regulations
meeting to remove this equipment. He has done nothing. I noted that 1210 and 1214 Hunter Lane had fireworks reported to Public Safety. No fines were issued.
The boat launch on Hunter Lane near 1214 is being used as a bathing beach creating an annoyance for the nearby homeowners. It was further noted that the rules prohibit the use of the lake for commercial purposes. The rental homes are operating as a business. The two Hunter Lane homes charge the tenants
extra to use the rental boats.
Etc. Etc.
Al Leslie, the President said that he is aware of the septic situation and the large number of people still occupying these three rental properties. He further stated that they are working with an attorney on the matter.
The next meeting of the Rules and Regulations Committee is Thursday, October 11th at ten am at the Office.
The next Board of Directors Meeting is Saturday October 27 at nine thirty at the Community Center.
It would help you and all of us if you could attend one or the other to show that we are many and serious about fixing
this awful problem.
We have several standing rules in the Rules and Regulations for ELA that are being broken by the owners of these homes, and the board and the GM need to develop a plan to enforce those rules.(see personal property on roads, public nuisance, lake beach and picnic area rules and rental rules) The fines incurred will serve as a disincentive to the owners to run this disruptive “business”, and without the financial motive, the misuse of the property should stop. Our rules are only useful if they are enforced consistently, and here is a case where they are not. This is not a case of an owner having an occasional party, it is a consistent disruption to the lives of the people living nearby.
Please consider attending the BOD meeting on October 27th, or write to the BOD at elaboarddirects@yahoo.com, to express your thoughts on this issue.
Related articles
- Septic tank management: A fragrant problem (draindoctor.wordpress.com)
On HOA’s and Talking to the Media
Opinion
Lola Lauri
Our board has had a long-standing policy of not commenting on issues brought up in the news, on Facebook, on ELFP. With Joe Miller, John Cress, and new board member Daniel Glasgow, we are seeing a slow change in that policy. We have always believed that the board should aggressively seek to explain its position on controversial issues and explain why certain steps were taken to resolve those issues.
The following is from an article, published by Habitat Magazine, that explains the importance of communicating with the press and with its members through various forums:
Should your board talk to reporters when they call? Read the rest of this entry
HOA Horror Stories – Cautionary Examples for ELA
Lola Lauri
The decisions made by the Emerald Lakes Boards of the past and present have been the subject of many conversations on our Facebook page. The bylaws revisions were soundly defeated, there is much debate over the new fee for putting our boats into the water, and who can forget the great “cover your propane tank” rule that cost many homeowners hundreds of dollars before it was finally deemed a failure? HOA’s are notoriously difficult to manage, and are often managed by fools. This is not an Emerald Lakes’ problem, it is actually quite widespread. I found some interesting HOA horror stories to share with you all. Some are funny, some are tragic, and many remind me of things that have happened here in our community. Click on the link below and tell me if you notice the similarities too:
http://gawker.com/5830257/the-horror-of-homeowners-associations
New Member/Volunteer Appreciation Party Pictures
Lola Lauri
Cutting the cake is former board officer, Claire Abbazio, who held the longest continuous tenure of 13 years, along with current ELA Board President, Al Leslie.
On August 25, 2012, Emerald Lakes honored its many volunteers and welcomed its new members at a party at the Community Center. The party was hosted by the Emerald Lakes Directors Alumni Society (ELDAS). ELDAS member Pat Galderisi put together some numbers to help us appreciate how much our volunteers contribute to the community, “AARP says in PA each volunteer hour is worth $20.51. With 128 volunteers giving approximately 3 hours per week times 52 weeks each year, these volunteers have saved our community $409,543.68!” We didn’t check the numbers, but there is no doubt that ELA volunteers provide many valuable and important services in our community. As Pat says, “God Bless Our Volunteers, they are unselfish and positive.”
Just a few of the army of 128 volunteers who keep Emerald Lakes going all year long.
- Some of our newest members. Welcome to Emerald Lakes!
Our Wonderful Vols. seated left front, Robin Mastrocola, Tobi Barnett, seated right front, Jean Petersen, Marge Indri and Bill Henry.
New Members, L. to R. Tatiana, Yuri and Natalia Sokolov, seated back row, Mark Colville.
Volunteers Phil Botti and Nancy Pitcher.
L. to R. Pat and Eric Bergstrom, Bob Walsh, Gilda Spiotta and George Haab.
Our New Members – Tiesha Phillip and Family
Treasurer Earl Frank and V. P. Millie Bishop
Sue Lodato, Mickey Lammardo and Dolores Saintil.
L. to R. Margaret Fitzgerald, Bob Leon, Former Dir. Louise Leon.
Former directors Dale Walsh and Pat Galderisi greet volunteers and new members.
Nancy Jean and George Hesser.
Adrian Saintil, Rosario Lammardo and Former Dir. Claire Abbazio.
…..
Agenda for the Aug. 25th Annual Meeting
Update: (8/21/12): There has been an issue raised about the legality of this agenda based on our Bylaws, Article VIII, Section 6. We will publish an updated agenda if and when we receive one. Also, we would like to remind ELA members that registration for voting is between 9:30 and 11 am and only registered members will be allowed to vote.
August 25, 2012
Welcome to the 36TH Annual Meeting of the Association for 2012
ORDER OF BUSINESS
Running from the Floor? Please bring nominating petitions to the Judge-of-Elections!
1. Call to Order – 11:00 a.m. – Pledge of Allegiance / Introductions (Al Leslie, President of the Board of Directors)
2. Re-state the Annual Meeting agenda – vote for By-Law changes – election of three (3) Directors
3. Approve minutes of August 27, 2011
4. Explanation of ballots – Maryann O’Leary, Chairman of Elections Committee (re-state procedure for running from floor)
5. Meeting Ground Rules:
a. Robert’s Rules of Order and By-Laws govern;
b. Three (3) minutes will be allowed for each Board candidate and candidates running from the floor.
6. Assign Sergeant-at-Arms
7. Intro of Candidates (including from floor candidates) – Dale Wash, Chair, Nominating Comm.
8. Candidates Statement (3 minutes max. each)
9. Explanation of voting instructions – Carmen Brodnax, Judge-of-Elections
10. Opening of polls for Directors & By-Law Changes
11. Voting – Board of Directors & By-Law Changes
12. Manager’s Report (Allen Roth)
13. Financial Report – Earl Frank, Treasurer
14. Raymond Zavada, CPA – annual audit
15. George Hludzik, Esq. – collections
16. Presentation of Awards
17. Q&A – General Membership
a. Voting members must rise, give their name and lot number and be recognized before speaking;
b. Two (2) minutes allotted to each speaker (total of 4 speakers per issue during the Q&A)
18. VOTING Results
19. Announcements / Adjournment
Emerald Lakes Free Press 