Public policy? In terms of OPA, an HOA private corporation, how does OPA dictate "public" policy on transportation, utilities, land use, recreation, and housing beyond what is allowed in the corporate documents?

With regard to transportation the board could establish a bus transportation system and fund it with assessment dollars, for example.

With regard to utilities the board can control what private utility companies are allowed to use OPA's easements, for example. OPA could buy bandwidth from the State's fiber optic line on Route 589 and provide TV, phone and internet service via a telecom partner.

With regard to land use, OPA has no control over zoning, and land use is controlled by County zoning. OPA can control how commonly owned land is used so long as the use complies with existing County zoning laws. For example, OPA could decide to turn the golf course into open space.

With regard to recreation, again OPA can only control recreational use on commonly owned property so long as it conforms to County zoning.

With regard to housing, OPA has no zoning control. It does have a measure of control over homes as laid out in the Declarations of Restrictions for each section of OPA. OPA cannot unilaterally change those restrictions.

A Comprehensive Plan for a large geographic area like Worcester County might be a "monumental undertaking, but not for Ocean Pines. OPA already has a "rack and stack" plan for major projects extending out 10 years or more. If a Comprehensive Plan has value, then OPA should do no further major capital improvements until after approval of some Comprehensive Plan. For example, suppose the Comprehensive Plan determined OPA should not be the golf or food/beverage business? Why then would we currently be spending perhaps $15 million on those facilities?

I can understand the desire to look at the future and attempt to determine our needs, wants etc. However, in my view it is a mistake to do so on the mistaken premise that OPA is somehow a public government like the county or a city. To do so may indeed make the effort monumental, but useless. The committee's focus thus far has been some sort of emulation of the county plan. Has the committee looked into what other larger HOA's around the county have done, or not done, with regard to true Comprehensive planning applicable to HOA corporations?

The OPA web site states the following about the Comprehensive Plan Committee:

The Comprehensive Plan Committee advises the Board of Directors in developing an official long-range comprehensive plan for the orderly growth and development of the Ocean Pines Community.

Whatever may be adopted as a Comprehensive Plan is, for better or worse, subject to the whims of any four members of the Board of Directors at any given time. What makes anyone believe that any details in any Comprehensive Plan will be even remotely followed by any future Board of Directors, even a board initially approving such a plan?

Some might say I'm overly pessimistic. I'd say I'm only moderately realistic.

OPA, again for better or worse, will always act relative to the political whims of any four board members, regardless of any Comprehensive Plan, any previously approved board Resolutions, and possibly even the by-laws and DRs. The proof of this is ongoing and constant over many years. This will not change.

Having said all of the above, if any board sees a Comprehensive Plan Committee as a necessity and there are association members who wish to devote their time and effort to developing one for possible board approval, it probably can't hurt and could very well help in some areas.

As a PS -- I'm rather interested in what questions will be submitted to the gentleman from Salisbury University. Is your committee involved in that?