BBL-12Spring

Lake ViewsLake ViewsSpring 2012www.bblca.com

Big Bass Lake Community Association

PO Box 113

Gouldsboro PA 18424Gouldsboro, PA18424

PERMIT NO. 9

PAID

PRSRT STDU.S. POSTAGE

BBLCA WinterMembership MeetingSaturday, March 17, 201210:00am, Clubhouse ComplexAll members are encouraged to attend! The regular BoardMeeting starts at 8:30am preceeding the Membership Meeting

The PoconosRegional Councilof the CommunityAssociationInstitute awardedBig Bass LakeCommunityAssociation theCommunityAssociation of theYear Award at theirannual awardsconference onDecember 9, 2011.

The annualaward is given toone of the over 200CommunityAssociations in thePocono Region thathas demonstrated itadheres to industrystandards and hashad significantaccomplishmentsduring the pastyear. Some of themajor 2011 Big Bass Lake Community Association accomplishments recognized by theCommunity Association Institute were:

Pennsylvania Lake Management Society (PALMS) GrantFor the first time in Big Bass Lake’s history, we received a grant in the amount of

$8,340 during 2011. We were awarded this grant to design and install a shoreline vegeta-tion project along the shoreline along one of our lakes, Larsen Lake. This project providedvaluable ecosystem functions such as reducing the incoming non-point source pollution(suspended solids and nutrients such as nitrogen and phosphorus), providing aquatic andshoreline habitat and enhancing the lake’s overall aesthetic value.

Big Bass Lake General Manager Dave Ingegneri accepts thePoconos Community Association of the Year Award fromChapter Executive Director Tony Campisi

Lake Natalie Dam ProjectBBLCA completed a complete rehabilitation of our Lake Natalie Dam in 2011 at a

cost of just over $680,000. This rehabilitation, design, and coordination with all agenciesduring the approval process, was so successful that the project has been nationallynominated for the “2011 Dam Rehabilitation Project of the Year” award with the Associa-tion of State Dam Safety Officials.

Lake and Watershed Management: Triploid Grass CarpSince 2009 BBLCA has established an aggressive goal of effectively reducing the

amount of nuisance weeds in our lakes using more environmentally friendly alternativesto chemicals and at the same time saving cost.

In 2009 BBLCA stocked 250 “Triploid Grass Carp” in their biggest lake, Big BassLake. The documented results of the stocking at Big Bass Lake has been so successful thatwe were able to obtain a permit from the PA Fish and Boat Commission to stock TriploidGrass Carp in our other two lakes in 2011. In October of 2011 we stocked 170 TriploidGrass Carp in our Larsen Lake and 75 Triploid Grass Carp in our Lake Natalie. Both ofthese lakes are a direct tributary to the Lehigh River so close coordination was requiredwith PA DEP and other governmental agencies before this permit was granted.

Donations and Local Community ServiceBBLCA members continue to donate time, money and services to local charitable

organizations. During the past year we have donated money, time and services to localand national charities such as:

• Foundation for Community Association Research• American Lung Association• American Cancer Society• Salvation Army• Scranton Ronald McDonald House• North Pocono Kids Closet• North Pocono Library• St. Francis of Assisi Kitchen• Toys for Tots• Veterans Administration Hospital• Gouldsboro Area Foundation• Gouldsboro Fire Department• Covington Fire Department• Gouldsboro Ambulance Corp

Big Bass Lake Wins Community Association of the Year Award

2 Spring 2012 LakeViews...at Big Bass Lake

General Manager’s ReportBy David Ingegneri

Thanks to all of you who volunteered your time either on acommittee or to help with our many events during the past year.Because of your efforts we had a very successful 2011. Once againI want to sincerely thank all the volunteers who make Big BassLake Community so great and an award winning community. Youmay notice that this article contains some of the same content asmy Winter Lake Views article. Sorry for repeating myself but someof the information deserves repeating.

Again, I want to thank all of you who have called the office,emailed us, or just mentioned to me in passing your compliments on how beautifully youfelt the community common areas are being maintained and the compliments regardingthe improvements we have made this past year. Several of you have said to me that “thisis the best Big Bass Lake Community has looked in the 20-30 years I have lived here.” Allof us do appreciate those compliments. As I have said in the past, as much as I would liketo take all the credit, the real credit needs to go to our staff of over 70 employees. Theydeserve all the credit for everything from picking up garbage to the major facility im-provements.

Some of the major projects we completed in 2011 were: completed interior renovationsto the Recreation Center Tree Top Lounge, New Fitness Center Room with new equip-ment/new carpet/new HVAC, new walkway at Recreation Center, glass partition at indoorpool and new bathroom partitions at the Recreation Center, new carpet, paint and replace-ment of some furniture at the Administration Building, new solar powered fans and solartube lighting at the Administration Building, new entrance walkway at the AdministrationBuilding, new Larsen Bathhouse, new Wi-Fi service at Recreation Center and Clubhouse;replacement of well casing and pump at Larsen Bathhouse, replacement of some poolfurniture, replacement F-250 truck and replacement of Jeep Liberty vehicles, and the LakeNatalie Dam repairs. Those items and over $214,000 worth of road repairs cost slightlyover $1,166,000 and were all funded from reserves with the exception of the Lake NatalieDam Repairs which was funded from the Special Assessment.

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FOR ADVERTISING INFORMATION:

phone (570) 476-3103 • www.cnpnet.com • [email protected]

LakeViews is a quarterly newspaper published as a community service by Big Bass Lake Community Association, Inc.(BBLCA). The views expressed in this publication do not necessarily reflect the views of the community association,its board of directors, community manager, agents or employees. BBLCA is authorized to review and withhold frompublication any submissions at its own discretion. BBLCA disclaims any liability for any advertisements or commentspublished herein and in no way endorses or guarantees any advertisements contained in this publication. Further, noadvertisements from members or non-members shall be published when the focus of the advertisement is to commenton matters presently before BBLCA management.

Big Bass Lake Community Association

PO Box 113, Gouldsboro PA 18424

Communications Committee (editors):

Barbara Cozza Marjorie Haines

Staff Communications Coordinator......Lori Lankford

LakeViews

PPL Proposed Power Line Route - As most of you know, PPL Electric Utilities haschosen a route for the Northeast PA/Poconos Power Line. Nearest BBLCA they havechosen a portion of the former Alternative D line and a portion of the former AlternativeC line. The proposed line will come within about 1200’ from our Sheffick Drive andabout 1600’ from Big Bass Lake. The Administration Office has large color format mapsof the proposed route for you to view or you can go online at www.pplreliablepower.com/northeas-pocono. PPL is still accepting comments via that website or by calling 1-888-654-0823. You can also find this information on our website at bblca.com. Also on ourwebsite is the letter sent to PPL by your Board of Directors. There is also a grass rootseffort to keep the local citizens informed about the proposed line and to propose analternative line. There will be an open meeting at the Thornhurst Township Fire Hall onMonday, February 13th at 7:30pm to discuss the possible alternative line. Ms. DianneDusman, Senior Assistant Consumer Advocate will be speaking at this meeting to discusswhat your rights and opportunities are to influence the PPL route. Please plan on attendingthis meeting if you are available and are interested in the proposed PPL lines.

Triploid Grass Carp Permit - I am pleased to report that the Pennsylvania Fish andBoat Commission has issued a permit to stock 170 Triploid Grass Carp in Larsen Lakeand 75 Triploid Grass Carp in Lake Natalie. We stocked these natural weed eating fish inthese lakes on October 3rd, 2011. Information on Triploid Grass Carp is available on ourwebsite or by going directly to www.fish.state.pa.us/images/pages/forms/pfbc_tgc002.pdf.Our permit application and the number of fish we are allowed to stock were based on thevery conservative approach we took at Big Bass Lake. The success with the TriploidGrass Carp at Big Bass Lake has enabled us to do the same at our other two lakes. To datewe have probably saved over $30,000 in chemical costs that we would have had to spendto treat Big Bass Lake. We are looking for similar savings at our other two lakes alongwith better control of our nuisance weeds.

New Waste Services Contractor - Our contract with Waste Management ended onJanuary 31, 2012. Based on competitive bids, your Board of Directors awarded a contractwith Mascaro and Sons starting on January 31, 2012. The trash and mixed recyclingprocedures and hours of operations will remain the same. The one difference that themembers will notice is the color of the containers (blue for recycling and red for trash).One new service that we will start offering to our members effective January 31, 2012 ismixed paper recycling. We will have one container available on the first Saturday eachmonth at the open top container area that will accept newspapers, magazines, office paper,and phone books (less than an inch and a half thick). We are pleased to report that evenwith these positive changes this year’s trash services are costing you $9 less than theywere in 2011.

2012 Budget - On October 15th, 2011 your Board of Director’s approved the 2012Budget and Dues Structure. We are pleased to present a balanced budget with no increasein dues. For a homeowner you will actually see a $9 reduction in your dues since our trashfee was reduced by that amount. The breakdown of our dues structure is included in thisissue of our LakeViews. It is important to note that even with this no increase in dues, wewere able to include additional items and services such as: additional extended pool hours,new shade arbor at the kiddy pool area of the outdoor pool, furniture and TV to furnish theold game room at the clubhouse, new barrier gates at Williams Drive, resurfacing of ourbasketball courts, new playground equipment at Larsen Beach area, new outdoor poolheater, two replacement maintenance vehicles, $300,000 worth of road repairs, andadditional cameras for our community due to our management and control of variousoperational expenses and debt services. As always, I do hope that you find the above updates informative. Please rememberthat they are not meant to be a complete list of all our current activities. For more informa-tion on pending issues such as the proposed septic pump out/inspection policy or thebadge policy/rental policy review task force please see my management reports that are onour website or available at the office. Also, I always encourage any member to contact medirectly if they have any questions about any issue regarding Big Bass Lake Community. Ialso encourage you to take advantage of my “Meet the Manager Saturdays” where I amavailable to discuss any issue (held on the first, second, and fourth Saturday of each monthbetween 9am and Noon). If you cannot make it in to see me during the Meet the ManagerSaturday please feel free to call me at any time. We can then either discuss your issue onthe phone or make an appointment to meet face to face. For Saturday, February 25th Ihave set up a special Meet the Manager Q&A session at our Tree Top Lounge at theRecreation Center between 10am and noon. Due to popular requests, I will be discussingthe reasons why we keep our pool temperatures between 82 and 84 degrees. Please joinme on February 25th for a cup of coffee and doughnuts and remember that all questionsare welcome. Also, please remember to refer to our web site or Administration Office formeeting minutes, management reports, department reports, and additional information.

Meet the GM Saturday - Moved to the Rec. Center Tree Top

Lodge on Feb. 25 from 10am-noon. Free coffee & doughnuts. This month’s

topic: Why we keep our pool temperature 82-84 degrees. Stop by to learn more

about this topic and/or ask our Manager any questions regarding BBLCA.

3LakeViews...at Big Bass Lake Spring 2012

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Comments/Questions/Responses

from Board Meeting Open ForumsNovember 19, 2011

Comment/Question: A member reported the Thanksgiving Covered Dish event waswell attended by 116 people. She mentioned that there were problems relating to the flyerdistributed prior to the event from her perspective.

Comment/Question: A member stated that she heard that some thought there mightbe a conflict of interest with current treasurer being Chair of the Fiscal Advisory Commit-tee. She said she has been reviewing budgets on the committee for 15 years and she hasnever seen a conflict of interest. She said a conflict of interest suggests that there is apersonal agenda. She said the Fiscal Committee members do not work for personal gain,but to improve the community. She said we should have a sense of communality and thatwould be that the community is doing well.

Comment/Question: A member stated that regarding the proposed PPL route, he saidthe monthly meeting in Thornhurst was very well attended. Representative Smith attendedand sample letters to the PUC were available as well as a list of contacts.

January 21, 2012Comment/Question: A member read a communiqué in support of the ASAP (Adult

Social Activities Program) to become their own independent committee rather than a sub-committee of the Recreation Advisory Committee.

Comment/Question: A member also read a letter in support of the ASAP becomingan independent committee rather than the current designation as a sub-committee as it hasbeen during the past 10 years.

Comment/Question: A member commented that she is in favor of the ASAP tobecome their own committee and she noted their various positive activities.

Comment/Question: A member noted that the Recreation Advisory Committee andthe ASAP group have been effectively working together and was in favor of keeping thecurrent status.

Comment/Question: A member noted the ASAP has many activities and currentlythere is a misunderstanding between the Recreation Advisory Committee and ASAP.

Comment/Question: A member stated that she thinks the ASAP should be on theirown and not a sub-committee of the Recreation Committee.

Comment/Question: A member noted that he thinks the ASAP does not have pro-grams for children or teens but provides valuable activities for older adults. Response:The Adult Social Activities Program status will be discussed under new business on theBoard agenda for the January 21st meeting. At that meeting the Board voted in favor ofthe Adult Social Activities Program becoming its own Advisory Committee effectiveJanuary 21, 2012.

Comment/Question: A member told the Board she appreciated their votes in favor ofthe ASAP becoming their own committee.

Comment/Question: A member asked if the draft unapproved Board minutes wouldbe distributed before they are approved. Response: The draft Board minutes will notusually be distributed before they are approved. Only approved Board and CommitteeMinutes are posted on our web site and posted in our lobby for all members to review.

Comment/Question: A member queried why PPL did not respond to Covington andLehigh Townships offer to provide joint alternative route solutions to PPL. Response: Wecan not speak for Covington or Lehigh Townships but it is generally recognized that thosetownships have different alternative route solutions for the proposed PPL line than Cliftonand Thornhurst proposed alternative.

Comment/Question: A member asked for an update on the noise issue withCovington Industrial Park. Is it still in legal negotiations? Response: Yes the legal lawsuit against Versicold is still pending.

Comment/Question: A member stated that the Covenants prohibit fees being chargedto the members. Response: This topic is sometimes misunderstood. The Board has nocurrent intentions of charging additional amenity fees to the members. Regarding all feesthe legal authority lies with;

The BBLCA Articles of Incorporation: Article 3(f) authorizes the Association “to levyand assess charges, fees and dues for operation expenses of the Association and creation,acquisition, maintenance and use of Private Roads and Lakes and Recreational Facilitiesand other projects of the Association where deemed necessary and proper for its pur-poses;”

The BBLCA Bylaw: Section 2.1.1 grants the Board general assessment authority withthe following language: “…Among the powers of the Board of Directors, without furtherlimitation except as stated in the first sentence of this subsection, is the power to establishand enforce rates for community services; and to make levies and assessments upon the

members for operation expenses of the Association and creation, acquisition, and mainte-nance of Common Property and buffer strips but not for any other purpose, except uponapproval of the membership obtained at a meeting thereof, of which notice of the sub-stance of the proposed levy or assessment were stated in the notice of the meeting.”

Assessment authority is also confirmed in Section 5.3.1 of the Bylaws. It is importantto note that this section separately lists “assessments” and “fees”.… “The Board ofDirectors shall determine the fees, fines, costs, charges and annual assessments to mem-bers who own, use or occupy a Lot(s) within the development in order that the Associa-tion maintains a balanced budget.”

The Uniform Planned Community Act (UPCA) : Section 5302(a)(10) of the UPCA, 68Pa. C.S. § 5302(a)(1), specifically authorizes the imposition of user fees; “Impose andreceive payments, fees or charges for the use, except as limited by other provisions of thissubpart, rental or operation of the common elements other than the limited commonelements described in section 5202(2) and (3) (relating to unit boundaries).”

The authority is also granted via PA Case Law. However, again we must reiterate thatBBLCA has no current plans to impose any member user fees for specific amenity usage.

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Pictured (left to right): Big Bass Lake members Alice Jacobsen, Nancy Lovaglioand Jane Casagrande with Joann Stephens, Director of St. Joseph’s Baby Pantry.

Big Bass Knit and Crochet GroupBy Nancy Lovaglio

The Big Bass Knit and Crochet Group meets every Wednesday, 1:00 p.m. at theAdministration Bldg. From fall to spring, they knit and crochet for various charities. OnDecember 16, 2011, they donated 26 blankets, some sweaters, and hats to the St. Joseph’sBaby Pantry (in Dunmore, PA). St. Joseph’s is nonprofit and exists totally on donations.They give to women in need of baby items from newborn to size 6. Also on their wish list:diapers, wipes, baby wash, shampoo and furniture, car seats, strollers, anything for babies.If anyone is interested, come see us on Wednesdays at 1:00 p.m.

The following are the names of the women whom are in the group: Anita Boeschen(founder), Marge Boyd, Marie Calhoun, Jane Casagrande, Vi Cinquino, LorraineD’Amato, Karen Forrest, Rene Fohr, Rosalie Godino, Helen Hennigan, Cathy Huber,Alice Jacobsen, Sue Hynes, Nancy Lovaglio, Judy Morris, Roslyn Rosenberg, JoanneStellman, Sue Walker, Vivian Wenrich and Delores Wozniak.


Upcoming Events and ActivitiesKim Yencho, Recreation Director

The Recreation Center and Indoor Pool is open for the winter Season. Normal hours ofoperation are Wednesdays 6pm-9pm, Saturdays from noon to 6:45pm and Sundays from11am to 4:45pm. Check Channel 80, the website and monthly Lake Ledger for additionalholiday or special hours of operation.

Water Aerobics - Wednesdays at 5pm & Saturdays at 10am, RCAdult Cards & Games - Wednesdays at 7pm, AOMarch 16 - St. Patrick’s Day Covered Dish/Cocktail Party, 6:30pm, CHMarch 21 - The End of the Winter Blues Covered Dish, 11am-3pm, CHMarch 31 - April Fool’s Eve Fun Night Covered Dish, 6pm-10pm, CHApril 6 - All facilities closed.April 7 - Easter Egg Hunt, 1pm @ RC. Bring your basket!April 8 - All facilities closed. Happy Easter!

Location Legend:APF = All Purpose Field CH = ClubhouseRC = Recreation Center LB = Larsen BeachBBL = Big Bass Lake Beach FC = Fitness CenterAO = Association/Administration Building

Fitness Center & Tree Top Lounge News — Wi-Fi is available in the Tree Top Lounge:30 Minutes $2; 4 Hours $4; 6 Hours $8. After a great work out in our beautiful FitnessCenter, stop up to the Tree Top Lounge for a hot pretzel or a personal pizza!

Big Bass Scout Plans Eagle ProjectHave you heard of the Mallard Trail? Well in case you

haven’t, I’m trying to change that. The Mallard Trail is a longforgotten nature preserve over on the Larsen side of our commu-nity. You can reach it by driving down Larsen Drive and turningonto Mallard Court. This park has existed for over 20 years, butover that time it has become wildly overgrown.

I am currently working on my Eagle Scout Project to cleanup the trail. I am proposing to clear out a new trail with a restingarea and place plaques with interesting information on it. It isgoing to take a lot of work to get this project done and I’m goingto need a lot of help.

A big part of an Eagle Project is coordinating and leadingvolunteers. This spring, I’ll be looking for volunteers of all agesto come out and help restore this wonderful asset for Big BassLake. Thanks to all of you who have already volunteered to helpwith this project. Please look for more information about datescoming soon. I’m hoping that many of you will join me.

Yours in Scouting,David CohenEagle Scout Candidate, Troop 131

ELM Park CleanupApril 28, 2012 @ 10am-3pm

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ELM Committee

Deer vs. PlantsBy Walter Boyd

Ah, spring will soon be here. With it comes the thought of sprucing up the outside ofour homes and gardens. Many of us will be putting in new plants, hopefully consistentwith our regional settings and local environment.

Q: Which tree is best loved by deer: Birch, Cherry or MapleQ: Which ground cover is most loved by deer: Pachysandra, Periwinkle or Winter CreeperQ: Which perennial is most loved by deer: Crocus, Daffodils or Hosta

As newbies to Big Bass Lake we researched the local plants, visited many gardencenters, spoke with our neighbors, toured other communities, and had landscapers come into make their recommendations on new plantings. (Yes, you do this when your wife hasher environmental degree.)

With our selections made and confirmed we confidently went ahead and had ourgrounds professionally prepared and planted. Boy did the deer like us! By the time thesnow was a foot deep the deer were standing on their hind legs to eat the rhododendron,and pawing through the snow to get to our new evergreen ground cover.

Where did we go wrong? What we found out is:• If the deer are hungry enough they will eat almost anything.• If you feed the deer because they are cute and care about whether they are

starving you may be killing the deer and your plantings. Deer diets change dueto the existing conditions. They eat grass and more digestible vegetation duringspring and summer then move on to twigs and greens they may otherwise noteat when a consistent supply of other food is not available. When you feed deer,you are giving them food their systems are not equipped to handle. “A deer’sdigestive system is extremely sensitive to sudden changes in diet. Artificiallyfeeding deer has many negative implications for the animal. This usually resultsin the deer becoming a nuisance and destroying your gardens and shrubbery.”(http://www.anr.state.vt.us/site/html/reflect/jan11.htm)

• All new vegetation must be sprayed with a deterrent otherwise, you are feedingthe deer.

• Most plants are susceptible to deer damage if the deer have developed a taste forthat plant. If a garden center from NJ tells you the plant is deer resistant, it maywell be true in NJ; but not in Big Bass Lake.

What to do:• Research. Rutgers on-line and other colleges/Universities have extension

services. http://www.rutgersln.com/tree_info.asp?DescriptorID=2• Speak with a very local garden center, they know the region best. Don’t forget

to consider soil type, moisture, and sunlight. You will find a list ofrecommended local businesses at the AO.

• Speak to your neighbors. We stopped at homes that had attractive gardens andthese owners were very happy and proud to show us around, describe what wesaw, tell us who had done the work, and how they handled their plant selections.

• Spray, spray, spray, especially for the first year. First and most important, allnew vegetation is deer food. Also, this will change the feeding locations of thedeer. You may not see as many deer on your property, but you will not bepaying for new plants as we did in less than a year. We now use Liquid Fence,but there are many others that you can mix yourself from what you have in thekitchen. (They all smell really bad!)

Of course not everyone wants the plants vs. the deer to be decided based on the plants.The deer are beautiful. They are calm and natural. You may not mind changing landscapeplants each year. Deer are your friends. You like to talk to them and your pets mayactually like all that deer scat. Enough said. Have a good year @BBL.

Answers: Cherry, Winter Creeper, Hosta

Septic System AwarenessBy Andy Anderson, ELM Advisory Committee

I oncespoke to a newhomeownerwho braggedabout installinga kitchen sinkfood grinderafter theirCertificate ofOccupancyinspection wascompleted. Thecommunitydidn’t allowfood grindersin homes having septic systems, but the wife was adamant about having thisconvenience. She maintained that the ordinance prohibiting this equipment wasnonsense, because her sewer system was working just fine with her sink grinder.

Her evaluation was likely correct, so what is the big deal? Why should they beprohibited? Well it’s not the flow down the sink drain or the plumbing to the septic tank,so who cares once it’s in the tank? Here in is where the problem begins.

Solid wastes, to include ground food, settle to the tank bottom creating sludge. Greasecombined in this waste contributes to the scum layer that floats on top. The depth ofsludge and scum can double in the same amount of time it would take to accumulate if itwas only human waste solids.

Solids and scum layers must never enter the septic leach. If they become toothick, they will exit the tank along with the normal effluent liquid flow and clog the leachfield, causing it to fail prematurely. To prevent this, the tank must be pumped morefrequently, perhaps as often as every 2 years, while a properly used tank may not needpumping for 15 years or more depending upon size and frequency of usage.

Clog the leach field and be prepared to cough up 5 to 20 K to fix it.

Radon: What You Should KnowRadon is a tasteless, odorless, colorless, naturally occurring radioactive gas common to

this locale. It comes from the breakdown of naturally occurring trace amounts of uraniumin rocks and soil. Radon enters your home through hollow block walls, cracks in thefoundation floor and walls, and openings around floor drains, pipes, and sump holes.

After smoking, radon is the second leading cause of lung cancer, estimated to causeabout 15,000 deaths in the U.S. annually. An estimated 40 percent of Pennsylvania homeshave radon levels greater than the EPA guideline of 4- Pico curies per liter (4 pCi/L).

You and your family are most likely to get your greatest exposure to radon at home.The only way to know the radon level in your home is to test. Testing is easy and inexpen-sive. You may perform the test yourself using a Pennsylvania certified test device pur-chased at a home center/hardware store, or from a Pennsylvania certified laboratory oryou may decide to hire a Pennsylvania certified tester to perform the test.

A short-term test is usually performed. Twin activated charcoal containers are placedfor 2-7 days and provide a quick screening. The test containers are laboratory analyzed.Closed house conditions must be maintained during these tests. The cost is about $20-$30for a do-it-yourself test, and about $90-$120 for a certified tester to test your home.

The U. S. Environmental Protection Agency (EPA) recommends that if your initialradon test result shows a level of 4 pCi/L or higher, you should confirm the result with afollow-up test. For homes with radon levels of 4 pCi/L or higher, the EPA recommendsthat you have a radon mitigation system installed to lower the radon levels. When selling ahome, the seller must disclose any known radon test results to the buyer.

Radon levels can be reduced by installing a radon mitigation system. The mostcommon type uses an arrangement of plastic pipes and a fan to vent the radon gas to theoutside. This system is used in homes with a concrete slab in the basement or crawl space.A 4-inch diameter hole is drilled through the slab and a small collection chamber less than1-cubic ft. is excavated. The cost of a radon mitigation system is typically $700 to $1,200.

For further information visit www.state.pa.us (Keyword “DEP Radon”)Article courtesy of Commonwealth of Pennsylvania, Department of Environmental

Protection, Bureau of Radiation Protection.

Swim & Tennis Teams Undefeated Once again, our summer youth swim and tennis teams had a fantastic year! Participa-tion was phenomenal with over 50 children and teens active on each of the two teams. Theswim team under the direction of Andrea Minken and Katie Neville participated in fivemeets during the summer and had a winning season!

The tennis team with head coach Kat Sorokko and assistant coach George Woodfieldparticipated in three matches resulting in the team having an amazing season. Both teamscelebrated at their traditional end of the season parties with family and friends.


Democracy and the

Community AssociationBy Elaine McLain (In part from: CAI Resource)

This is a repeat of my article from the summer 2010 issue of LakeViews with someminor changes.

Community associations are one of the most representative and responsive forms ofdemocracy in America today. Residents of a community freely elect neighbors to serve onthe Board of Directors of the community. Numerous other members of Big Bass LakeCommunity Association (BBLCA) serve on advisory committees and help with variousprojects and events as they arise. Our community would not be nearly as successful as weare without your volunteer efforts.

Our Board members are volunteer leaders who meet regularly to discuss pertinentdetails about your community, set the annual budget, and adopt or revise rules. Our Boardand committee meetings are open to any member and members can make comments orask questions at any of these meetings.

The members at BBLCA elect a Board of Directors to act on their behalf. Our govern-ing documents, and state and federal statues, delegate almost all of the association’sdecision-making powers to a Board. Your Board sometimes delegates some decisionmaking powers to the General Manager or Board appointed Committees.

This leaves the members with very few direct powers. Typically, members have onlythe voting power to:

• Elect and remove directors• Amend any of the governing documents, except board resolutions

Occasionally, members are asked to vote on non-binding referendums that are sent toeach voting member. All other decisions are usually left to the Board. As a result, ifowners are unsatisfied with a Board decision, they usually do not have the direct authorityto “veto” or “undo” its action. Under such conditions, their only remedy is to elect a newBoard to represent them. On the other hand, the Board has an obligation to listen to theowners’ concerns and to consider those concerns when making its decisions.

Formal means for obtaining member input include the:• Membership open forum at board meetings• Participation of members on committees• Annual membership meeting

Other means of member input include owner surveys and letters and suggestions fromowners. Just as a Board has the responsibility to encourage member input via these means,members have the responsibility to use them to make their views known.

Another sometimes misunderstood concept of Community Associations is the differ-ence between a Condo Association and a Home Owners Association (HOA). In an HOAlike BBLCA the common area is owned by the Big Bass Lake Community AssociationCorporation. This is unlike a condo association where the members have partial ownershipof the common areas. What does that mean for you? Really not much. Sometimes we getownership rights and privileges confused. Here at BBLCA our goal is for all our amenitiesto be used even more than they are now by our members and their guests. We very rarely,if ever, say no to a committee request for a function, and we continue to add more andmore events at our Clubhouse and Recreation Center. We understand that the memberspay for the upkeep of all our common areas, and we want our members to enjoy thebenefit of those common areas and facilities as much as they desire.

If you have any questions or comments for any committee, for management or for yourBoard of Directors, please contact us via phone or e-mail. E-mails to any committee,management or the Board can be sent via our web site at www.bblca.com.

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Adult Social EventsSubmitted by ASAP

Thanksgiving GatheringThe Adult Social, on Nov 18th, was able to help sponsor the first Thanksgiving Gatheringat Big Bass. The Clubhouse was packed to capacity with 116 participants who camebearing a large variety of home-cooked foods for the event. Lorraine D’Amato and agroup of volunteers out did themselves with their creative decorations that gave the rooma festive look. There was also a photo-shoot corner arranged with bales of hay, cornstalks, and a cart with mums and pumpkins. Joe Petroski, our resident photographer, madesure everyone had their group pictures taken. Our admission charge for the event was tobring one non-perishable food per person to be donated to the St. Francis of Assisi SoupKitchen in Scranton. Many trays of untouched desserts that were left over also were sentthere for the homeless to enjoy. This was such a happy event for everyone, and we hope tohave it again next year.

Ladies Holiday PartyThe ladies of the Adult Social had our annual Holiday Party at the Station House Pub onDec 5th. Fifty-four members and guests attended. To allow more time for socializing, wehad a buffet luncheon instead of a sit-down. Chef Chris provided a wonderful selection ofdelicious entrees such as baked salmon, roast beef, and chicken marsala. Roasted potatoes,green beans and a variety of salads were also served. The meal was topped off with applepie a-la-mode. Everyone brought their Santa gifts for a random exchange, and donationsof clothing for the North Pocono Kids Closet. We had a 50/50 raffle and gave an extraticket free to anyone who brought a donated item for the Kids Closet. Some people gavecash- the money was used to buy sneakers for two children who were coming to school inthe snow wearing flip flops on their feet! It warmed our hearts that during our time ofenjoyment, we thought of those less fortunate and were able to help.

Our 11th Anniversary PartyOn January 10th, the Adult Social celebrated their 11th Anniversary. We had a covereddish luncheon with 49 members and spouses present. The food, of course, was plentifuland delicious. The friendships and camaraderie was outstanding.

Progressive DinnerThe Adult Social had its first (in a VERY long time) “Progressive Dinner” that wasenjoyed by 38 people on Saturday evening, January 7th. Three homes participated inpreparing for the party. Joan Halle had the appetizers, (from 4 to 6pm), Jacqui Adams hadthe main entree, (from 6 to 8pm) and Lorraine D’Amato had the desserts (from 8 to ?pm).Many members helped the house of their choice by bringing a covered something to helpout. There will be another’“Progressive Dinner” this year - watch for the date...



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Gouldsboro Area GatheringsSometimes we don’t learn about special events going on right here in our local

community until it’s too late to attend. Here are some upcoming events you may want toput on your calendars now as well as information about area churches.

AREA CHURCHES:Gouldsboro United Methodist Church (Corner of Main & Fourth Sts.):

Sunday School (9:30-10:15am); Worship Service 11am; Gouldsboro Café coffee time10:30am - all are welcome. Choir Practice: Thursdays 6:30-7:30pm. You do not need tobe a member of the church - call Jacqui Adams at 843-5049 with questions.Upcoming Events:

Craft Show & Bake Sale: Sat., May 26, 9am-3pmChicken BBQ: Sat., June 2, 1-7pm (take-out only); call Gary Klein 570-842-6106.Flea Market: Sat., Aug. 4, 9am-3pmChicken BBQ: Sat., Aug. 25, 1-7pm (eat-in/take out); call Gary Klein 570-842-6106.

North Pocono Area Vacation Bible School - July 23-29; call Judy Clark 842-0830.

Grace Lutheran Church (Main St.) - Sunday School 9am; Worship Services10:15am. Women of the ELCA: first Wednesday of the month, 7pm. Morning Bible Study& Soup Lunch: Thursdays at 11am, materials will be provided, soup lunch will be served.For questions, please contact Pastor Tom at 842-6409. For general information, call JeanUnger (842-3549) or Karen Lewis (877-2428).

St. Rita’s Catholic Church (Main St.) – Mass: Saturdays at 5:30pm, Sundays at 8amand 9:30am. Ongoing Pierogies Sale: call the church office to order. Call the ChurchRectory at 570-842-4995 between 9am and 3:30pm for more information.

Mountain Bible Church - services held on 2nd Street off Rt. 507; Sunday Service10:30am; Bible Study Thursday 6:30pm; Wellness Bible Study, 1st Saturday of everymonth at the Senior Center in Daleville, Route 435, 10am. Contact Dr. Eric DeWarren,(570) 419-5495. Contact info: Church: Pastor Nick Patterson, (570) 417-3977.

Gethsemane Baptist Church (Rt 435, Daleville) - Sunday School 10am; WorshipService 11am, Wednesday Bible Study & Prayer, 7pm. Pastor John Nemo (570) 842-8742.

St. Catherine’s Catholic Church, (Church Street, Moscow) – Mass: Saturday 5pmand Sunday 7:30am, 9am and 11:30am. Reconciliation/Confessions are Saturdays at3:30pm in the Eucharistic Chapel. Office hours: Monday-Friday 9am-4pm. Office phone(570) 842-4561. St. Catherine’s Knights of Columbus Council #6050 meets in Kelly Hallunder the church on the second Wednesday of every month. The Fourth Degree meeting isat 7:30pm, followed by Third Degree meeting at 8pm. The fourth Wednesday of everymonth is a social meeting. For more information contact Dot Blash at (570) 842-6759.

Historic Gouldsboro Groups & Events

Gouldsboro Historical Society – meets thirdMonday of every month at 11am, Lutheran Churchon Main St., Gouldsboro. New members welcome.

Gouldsboro Area Foundation – Headquarters inthe Gouldsboro Train Station and manages thestation. Meetings are the last Tuesday of the monthat 7pm; new members are welcome.

The Gouldsboro Train Station - GAF gift shop. Amuseum in the train station is operated by theGouldsboro Historical Society. The museum andstore will be open to the public Saturdays 10am-2pmbeginning in early April. The Steamtown Train willbe coming four times in 2012 on Sundays in May,October, November & December.

Upcoming Events:• April: Night at the Races, Fire House, pay at thedoor. Doors open 6pm, post time 7pm; buffet andbeverages. Call Diane Tice (570-848-2446).• May: Fashion Show at the United MethodistChurch; tickets call Jeannie (570-842-6129).• Saturday, May 26: Flea Market and Bake Sale,9am at the train station. For table rentals callMarilyn (570-842-8584).


BBLCA Recreation EventsBy Wanda Minken and members of the Recreation Committee

The Recreation Department has had a busy fall with record numbers attend-ing the annual Trunk or Treat event at the Clubhouse. Weather didn’t holdanyone back and it was nice to see new faces with treats to hand out and the kidsall having a wonderful time. November brought a new event – A ThanksgivingGathering at the clubhouse. Attendance was great and a food drive collectedmuch needed non-perishables for the pantry at St. Francis of Assisi Food Bank.In additional to the food donations, the Adult Social Activities Programs alsomade up toiletry bags that were donated to the shelter there. A clothing driveprovided much needed items to the North Pocono Kids Closet as well. Just tohighlight our amazing summer charity event, BBLCA hosted a blood drive forthe American Red Cross in honor of Bob Kennedy. We were able to collect animpressive 31 pints that will potentially help over 100 needy patients.

The First Annual Breakfast with Santa was a huge success and RecreationDirector Kim Yencho assures us that Santa will be back next year. A delicious

catered breakfast, photos with Santa and generalmerriment highlighted the day.

Another lovely evening was our winter “Snow Ball”on Saturday, February 18th at the Clubhouse. Festivi-ties began at 6 pm with no RSVP required. We alldanced the night away with DJ Devil Dog playingfantastic music. Thanks to all the volunteers that helpedtransform our Clubhouse into a Winter Wonderland.

Look for some new and exciting events this springand summer!

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