Commentary by Joe Reynolds

At a special meeting on 4/2/2005, OPA's Board of Directors voted approval for a plan of action to address community space needs. Much will be written about this meeting over the coming days and weeks. However, when the dust settled there are three fundamental items association members should understand:

1. The board passed a motion to build a new community hall of approximately 20,000 square feet in the so-called "sports core" area across from the library. Cost is estimated at $2.7 million.

2. The board passed a motion to renovate the existing community hall at cost of about $1.9 million.

3. The board also discussed possible financing options, as well as a referendum to seek association member approval.

In regard to financing there was no mention of the beach properties, and it appears this is off the table in terms of any near-term board decisions. The board hopes to finance the projects with the sale of some buildable lots owned by OPA and having an estimated value of $2 million, and an additional $1 million from reserves. The balance of about $1.7 million could come from sale of one or more of three commercial lots along Route 589, or financed over 30 years at about $20 per year per lot owner.

OPA President Dan Stachurski made a remarkable suggestion in regard to a referendum on the issue. He suggested a referendum outlining the board proposal go out to association members before any money is spent on design and engineering. The idea would be to provide a general overview on what the board proposes and a cost, asking the members to allow the board to proceed.

During the course of the meeting the board took a trip to visit the new community hall facilities nearing completion at the Community Church. At about 14,000 square feet, this structure provides an excellent idea of what Ocean Pines may see in its future. If all goes as planned, the new Ocean Pines community hall could be open for use by the winter of 2006.

The decision to go with a 20,000 SF structure should be supported, but it may be a strategic mistake to go to referendum at the same time for a total package of a new building and a renovation of the existing building. These should be kept entirely separate.

A new building as a stand-alone referendum item at $2.7 million would be more likely to garner approval than a combined package requesting about $4.7 million. Besides, nothing can be done to the old building until the new one is complete in a year or so, if approved by the voters. Combining these two items in a referendum just muddies the waters.

The new community hall alone can be funded by sale of existing home lots currently owned by OPA and some money from the reserve fund. Injecting the renovations of the existing building will mean looking at selling some land along 589 or a loan.

Given the history of referenda on new buildings in the Pines, and the need for new space, a prudent course of action might be to focus just on a new community hall at this time. While there may be pros for seeking approval of both, the inclusion of $2 million in renovation funds could cause the proposal to fail.

The issue of what to do with the old community center is complex, and costs vary greatly, depending on what is done. Perhaps the roof and some necessary minimal repairs could be done for $500,000 or less; the board is proposing more of a rehab than simple maintenance repairs and the price tag may go $2 million or more. That's why combining these two projects is a mistake -- if the goal is to obtain association member approval of a new community hall.

Some other thoughts to ponder:

Consider that the total cost of $4.7 million for the two projects is more than building a 30,000 sf community center. The issue becomes more complicated, however, if the old building is removed. That's because the fire department has changed its mind about not needing a northside station and a new one there would add another $1 million or more to the overall cost, placing the total at perhaps over $5 million.

The board did not discuss this option to any extent. Why spend $4.7 million and end up with 20,000 sf of new space, and a rehabbed old community hall and fire station when for only another $300,000 or so we obtain 30,000 sf of new community center building and a new fire house.