can. We don’t always agree, but we work together cooperatively.
I would like to see more citizen involvement. Candidly, I hope you all vote, and I hope you get your neighbors to vote. Three years ago I stood here and said I am an independent person not tied to any one group. That is still the case. I intend to keep it that way.
Amy Peck: I am the challenger. If you know me, you know I love Ocean Pines.
I’ve been here since 2002, so I’m the candidate and director who
has been here the longest. I’ve raised my sons here, worked, played, and volunteered here. And I am very passionate about protecting the legacy of Ocean Pines.
Ocean Pines does have problems, but leaves in people’s yards or a reflector at the end of a driveway should not be the focus. I am about common-sense governance. I’m about community input. Listening to the homeowners. So I am hoping that today’s forum will give you more information about me and what I stand for – my core values and what I’m going to bring to the table. I think we need leadership that listens. I’m fiscally conservative. That means I am going to concentrate on needs, prioritizing those over wants. I’m about basic infrastructure. I’m about safety, of course. I’m about using
data and research when we are making decisions, and I am about more transparency and more community input. I am listening to the homeowners – and we need leadership that listens.
Questions from the Elections Committee
Q: How would you handle situations where homeowners are not abiding by the rules and regulations? For instance, the recent enforcement regarding leaf accumulation.
Lakernick: That’s been a hot topic in our community for the past month or so. We are at or below sea level in certain portions of our community. Flooding is an issue after heavy storms, and it was determined through our Public Works and engineering that the swales and clogged drainage pipes are responsible for some of this. A decision was made to send out some letters. Most folks jumped right on it and cleaned their swales out. Some of that problem was aggravated by some homeowners dumping all of their yard waste into the ditches.
There has been talk about record-breaking violations – that’s just misinformation. During the March board meeting, there were eight violations sent to legal. There were 21 where we exercised our Article 14 of our declarations and restrictions and sent contractors to remediate the violation. We are talking a total of 29. The flooding has been greatly reduced.
Q: What steps will you take to ensure that board decisions align with the best interests of the community?
Rakowski: One, communicating with our board members, community members, and committees that offer us insight. We certainly have to do our due diligence when
bids come in. The builder for the fire station has donated his time to do the drawings. We need to continue to use every resource and communicate every way we can with the community.
Q: What is your approach to resolving issues and making decisions as a team?
Jacobs: I don’t have a set approach. I worked for eight years on Capitol Hill for both Republican and Democratic Congressmen. I served 20plus years as a lobbyist for two communications associations. I had a private law practice. I also worked the last seven years dealing with child support litigation for the Attorney General in Howard County.
I have a lot of experience working with people with different points of view and pulling them into a room to try and resolve their differences. That is what I try to do now. We do it by email very often, over the phone or face to face. The biggest issue is to go in with a set of ideas of what you would like to see done and garner that same honesty and forthrightness from the others without belittling what their views may be. You cannot denigrate someone and then say we should work together. There are no permanent enemies. You may agree on something one day and disagree on something the next day. But you’ve got to find a way to work together. That should be the guiding principle we use.
Q: How do you plan to balance competing wants in the community?
Peck: The best way is to get input from the community. I was disappointed when the community survey was delayed and not in time for budget
From Page 12
ations. Listening to the homeowners and having your finger on the pulse is really important. I am fiscally conservative and see that Ocean Pines has some challenges ahead, with economics and tightening grant money drying up. I am always going to prioritize the needs – which are infrastructure.
We have a big expense with the fire department coming up. Safety is always going to come first. Infrastructure is always going to be ahead. Then looking at what is going to benefit the community. Is this a project that is going to generate revenue? Is it going to benefit the community as a whole? What is the legacy of this project? I am going to take a multi-disciplinary look. I am known as the researcher – so if I don’t know something, I am going to be asking questions. I am going to be finding the data so that we are making the best decisions. It is not what I want, it’s what the community wants. That’s why we are elected – to do the community’s bidding.
Questions submitted by the community
Q: Do you support changing the DRs to allow foster and adopted children to occupy homes in Section 14B?
Lakernick: That DR is unenforceable. They are going to put a kid out that is an adopted child? To go through the process of changing a DR is an expensive proposition, and when you are talking about something that is unenforceable, that is not something we are going to take action on. This is something from a bygone age, and we are not going to do it.
Q: Why have there been minimal surveys completed over the past 2.5 years, and would you support more in the future?
Rakowski: I would support more surveys in the future. I think that’s one way we can get in touch. What I think we need to be better at is getting more people involved. How do we get this survey information out there? Do we take it to the Yacht Club or the farmers market? Those are ways we could do better with the surveys. Surveys work if they are tailored correctly, and we
need to do a better job of letting people know that we are asking for their feedback.
Q: If elected, how often do you expect to interact with the GM, and how would you communicate with him?
Jacobs: I have probably sent an email, or called, or met with John half a dozen times, maybe more. My general feeling is I try not to get involved in what he does. I see him as a resource. If I have a question, he can probably clear up any confusion I have. We don’t always agree, but if you need to know something, he is the guy to ask.
Q: Do you actively belong to any of the Ocean Pines amenities? If so, which ones and what is your involvement?
Peck: I have been here since 2002, and we belong to the amenities. I raised my kids through Rec and Parks programs. They were so excited about the skateboard park. We belong to the pools. I’m a Spec Tennis player. My husband is a golfer. We kayak, so we use the boat ramps. We are always at the Rec and Parks activities. We love those.
I’m a big fan of the amenities. I like that they are a la
carte because there are many homeowners who do not belong to the amenities. I believe it’s important that the amenities run so they are making money – or at least not losing money. That helps lower the HOA. It gives us more money for things like safety, where the cost has gone way up. I think the amenities and how they are being run is important, but I also think it is important to listen to the users and data when we’re making membership pricing decisions.
I was disappointed that did not happen with the Racquet Center, and now we have a $47,000 variance. When you are a Director, I think it’s important to understand and be visiting the amenities, understand what the users want, and make smart decisions so that the amenities keep running smoothly and making us money.
Questions Between Candidates
Q: From Lakernick to Peck – You have advocated for boycotting some of the amenities. How can a candidate reconcile that position with the responsibility for advocating for and supporting all of Ocean Pines?
Peck: I did not advocate for boycotting amenities. What I advocated for was good negotiations – not board members saying that a company was not going anywhere. I advocated for what was a good decision for Ocean Pines and what ultimately happened, which was an RFP.
I’ve always advocated that there are good places to outsource, and one of those is food and beverage. But when you outsource something, you’ve got to make sure you are getting the best deal. We outsourced golf way back when
OCEAN PINES
and it was a disaster. Stuart Lakernick recently suggested outsourcing the pools at an Aquatics Committee meeting. Not a good idea. You have to be smart when you outsource, and John Viola did an excel lent job with the RFP. We are in a much better fi
nancial position with the new Touch of Italy. That was a fantastic decision. Decisions have to be made on what is best for Ocean Pines – not who you are friends with. It’s the best financial decision, and I stand
versy. What do you think has been the biggest misconception about this board?
Lakernick: One misconception is that I never advocated for outsourcing the pools. That is misinformation. Another misconception is that we are a rubber stamp of everything that comes down. We talk about all the different topics. We don’t always agree.
We hammer out and come out with a decision based on facts that is the best for Ocean Pines.
Q: From Peck to Lakernick – I am big on transparency and community input. You are the only Director who is both a part-time resident and working full time. In November 2022, this board made a decision to eliminate hybrid comments for residents at board meetings. Why are you limiting those residents from having full participation?
Lakernick: Back in 2022, there was a huge controversy going on with the death of a young child. We were being targeted and boycotted at our amenities and our restaurateur. People were picketing outside. We had to have our police here just in case anything happened. We had people online that were not necessarily residents. Board meetings are for our association members only. The only way we could assure that was to eliminate the comments that we heard over Teams.
More Community Questions
Q: What would you do differently to improve the perception of board transparency?
Add to any sandwich
Cheese $1.50 • Avacado $.80
FRESH PASTRIES
Scone (blueberry, cranberry or raisin) ..$4.25 Lemon/Pecan Bar …….....................……
Cinnamon Crunch Bagel ….....….. $2.00
N.Y. Kaiser Roll ……............….. 95 cents
Portuguese Roll ……........…….. 75 cents
Knot Roll ................................... 75 cents
WHIPPED CREAM CHEESES
Plain • Light • Veggie • Light Veggie
Walnut Raisin • Almond • Scallion
Scallion & Tomato • Chive • Olive
Spinach & Cheese • Nova Spread
……….............. $4.25
Cinnamon Bun ..................................…. $4.25
Lakernick: I would have people show up at more meetings. Get involved. Show up. Tune in on Teams. There are links on our website for everyone to be involved in everything.
Q: Do you feel that the yearly assessment should increase to cover the cost of aging amenity buildings?
Rakowski: Yes and no. If we are going to maintain this beautiful place, there will probably come a time when we have to raise HOA fees. Neglect is the worst thing. The Fire Department has gone through that – piecemeal,
here and there. Yes, I do foresee increasing HOA fees, but it will be done with the DMA study, our reserves, and where we are financially.
Q: What do you see as the role of the advisory committees? Have you been a member of one?
Jacobs: I was a member of the Bylaws Committee. I believe in our advisory committees – they serve a vital purpose.
The issue that needs to be addressed relates to the ability of advisory committees to engage, impact, or interfere with the work of the staff. That should not happen. Some of that responsibility falls on the liaisons. I have tried to keep the two committees I work with within the boundaries of what they should be doing. They advise the board on what they are hearing in the community and at the amenities. These people are interested and have a level of expertise or specialty we should make use of. They provide an avenue of communication beyond what the board and staff hear.
Every year, we praise them to the sky at a dinner – and a week or two before or after, one of them gets axed. That happened to the Racquet Committee last year. It was a big mistake. There needs to be some consolidation or review of the committees, but I think they serve a valuable purpose for the community, for us, and the staff.
Q: How comfortable are you walking or biking on Ocean Parkway? Is it safe for residents?
Peck: My husband and I are walkers and bikers. When he is on Ocean Parkway, I pray. It’s not real safe. There’s not a whole lot of room. There are road cuts that need to be re-
paired.
I am a supporter of the Worcester Coalition for Bike and Pedestrian Safety. Our neighborhood is so great because of safety. There are things we can do to make it safer. You should be able to walk and bike in your neighborhood. We have kids at school buses and people walking to get their mail. This needs to be a priority. Let’s find some solutions.
The work group got us some great pedestrian crossings that were really needed. I use the Robinhood Trail. I am glad there is a pedestrian crossing because there are cars speeding down that road. Every year in the budget we have money for repainting the roads. It’s not done every year. Maybe we can use that money to make things safer. More people are taking their bikes to the amenities. Let’s make safety a priority and find some common-sense solutions.
Closing Statements
Lakernick: A Director needs a couple of these traits: strength, integrity, ethics, and competency. I have these traits. A post on a local media outlet said, “This is one of the best boards he’s seen in 36 years.” We get things done. Instead of pointing fingers when there is a problem and telling you who to blame and bluster, we identify the problem and correct it.
You are getting a ballot in about two weeks. In that ballot is a referendum on a new Southside firehouse to give us permission to go forward with this program. Read it. Vote.
Rakowski: What you see is what you get. I’m approachable, I’m a good listener, and I know how to compromise. I grew up in a home that was 15 feet wide, 30 feet long, with
eight other people. When it came to decisions, you either compromised, jumped on the train, or got hit by it.
I know how to get things done. I know how to work both sides of the aisle. This community means everything to me. This is where I’m going to spend the rest of my days. If you see something, say it to me. I will get back to you – whatever it takes. I’ll take care of it.
Jacobs: I encourage everyone to vote. The more people that vote, the better impact it will have on the entire community. Who you vote for is entirely up to you. I will tell you, my three rivals are all good people. They all deserve to be heard and thought of carefully when you make your choice.
Financially, Ocean Pines is in really good shape. We will continue to be over the next several years. Each year we build on the success of the prior year, which means we get a couple more good years – barring worldwide financial collapse.
Unfortunately, when we have disputes, it tends to boil down to personalities. I try to stay out of that. I ran as someone who is independent. I am not aligned with any particular block of people or any school of thought. If you disagree with me, that’s fine too. I am more than happy to discuss it with you. You may not convince me, and I may not convince you, but the best thing that can happen is that we all talk to each other.
I want to find a way to increase open discussions about what the board is considering over time, and I will continue to look for a way to do that. I believe in our advisory committees. I do want to encourage everyone to do more. Re-
garding leaves, we do not want to be the leaf police. Clear the ditches so the water can drain out and address the problems where they really need to be addressed: dilapidated houses.
Peck: I am here because you deserve a choice. More importantly, Ocean Pines deserves a Director who does the work –researches, listens, responds, questions and sometimes even challenges the status quo.
The last election, I stepped forward while many dedicated residents hesitated – out of fear of backlash when you don’t 100% agree with the board, when you have a question, even when you present real data. I’ve seen it.
I stayed engaged. I’ve been vocal about how we are spending our money, pet projects, using data for membership pricing. I’ve been vocal about common-sense governance when it comes to our DRs: concentrate on the rundown houses and leave low-impact landscaping alone.
I’ve been vocal about the need for more community input, more transparency, wastewater concerns, and the needs of the fire department. Even though I’m not on the board, I’ve stayed engaged. I attend all the meetings, closely follow the committee work, follow the budget and the budget process, and report on the monthly financials.
I feel like I understand the issues that impact Ocean Pines, and I care about those issues. I talk to the residents and feel like I have the finger on the pulse of the community. More importantly, I listen to the residents. I do sense a growing dissatisfaction in how things are going. I am here because I have resolved to be a steadfast advocate for Ocean Pines.
Confusion reigns during Elections Committee meeting
By CINDY HOFFMAN
Contributing Writer
There was much confusion during a recent Election Committee meeting, where candidates appeared to participate in the traditional draw for ballot order.
The meeting included discussion and uncertainty over notifications for ineligible voters, signage rules, and the amount of time given to candidates to respond to questions and provide biographies for the voter packet. The committee also entered a closed session to discuss candidate questions for the forum – a move that appeared to violate the Maryland HOA Act.
Four candidates are on the ballot, including three incumbents: Stuart Lakernick, Monica Rakowski, and Steve Jacobs, and one challenger, Amy Peck. Based on a draw of cards, the candidates will appear on the ballot in that order.
Ocean Pines bylaws require the committee to extend the application deadline if there are not enough challengers. The deadline was extended to June 20 this year, as Peck was the only challenger, but no other candidates applied.
Committee Chairperson Steve Ransdell notified members during the meeting that, due to the extension, notices to those not currently eligible would be narrowed.
Homeowners may be deemed ineligible due to CPI violations or nonpayment of annual assessments. The deadline to resolve those issues is July 2. However, Committee Member Pat Lehnerd suggested that the letters be sent immediately to give homeowners enough time to address any
unresolved matters. Ransdell agreed during the meeting.
In a follow-up email, Ransdell said, “Letters to ineligible voters will be mailed at the same time as the ballots.”
Neither of these occurred. Instead, a press release went out on June 23 stating: “Notices will not be sent to ineligible property owners, and it is the responsibility of each homeowner to bring their account into compliance prior to the cutoff date. Property owners who are ineligible to vote will not receive ballots. Questions about membership or eligibility should be directed to rmeyer@oceanpines. org.”
It is unclear how many homeowners saw the message, which was posted on the website and included in the weekly online newsletter, where it was buried in a press release titled “Candidate draw results announced for 2025 Ocean Pines Board Election.”
Additionally, a discussion on campaign signage left candidates confused. While the rules advise one sign per lot, Ransdell suggested allowing one per candidate per lot. In a follow-up email, he said, “As for sign regulations, I would suggest you contact the ARC or CPI folks. The Election Committee does not set or enforce signage.”
Board member Elaine Brady, liaison to the ARC, later clarified the policy: “There can be one sign only per candidate on a property, no signs on OP property and candidates must get permission from the homeowner to place a sign on a property.”
Jacobs and Peck both expressed concerns about the process for contacting and engaging with candidates. Peck
said she received her verification letter the same day as the meeting. In the past, she said, the letter contained information on signage, deadlines, three questions, and who to contact to get a campaign photo.
This year, that information was not included, and the questions were not available during the meeting. Candidates were told they would have to respond to the questions—which will appear in the ballot package—within four days, over a weekend. Ransdell acknowledged the candidates’ concerns and extended the deadline to the following Friday.
At the beginning of the meeting, Ransdell said the committee would enter a closed session “to discuss questions for the forum so as not to give anyone an unfair advantage or a head start on drafting answers to those.” This appeared to conflict with the Maryland Homeowners Association Act, which permits closed meetings only for issues related to personnel, legal matters, criminal investigations, individual homeowners’ accounts, business transactions, and compliance matters.
During public comments, Doug Parks, the Parliamentarian for OPA, said, “The committee has the ability to go into a closed session and I was going to highly recommend it. Sounds like you are doing it already, which is great. Going into a closed session when you are dealing with the questions for the candidate forum. So just wanted to follow up on that and say you are doing it right and I appreciate it.”
When asked later about his remarks, Parks said, “Please
understand that I made a public comment as a member of the Association. Since I’m not a committee member I cannot participate in either an open or closed meeting.”
However, as Parliamentarian, his agreement with Ransdell’s plan could be interpreted as supporting the decision.
Follow-up efforts were made to contact Ransdell, who defended the move in an email.
“I would refer specific questions like that about application of the HOA Act to activities of the Election Committee to OPA’s legal counsel, Bruce Bright (who is copied here), and he may or may not provide some responsive comment to you,” Ransdell said. “But I will say that, in our view, it’s both appropriate and in the spirit of fairness for the Committee to formulate forum questions for candidates privately, so that the voters will hear unvarnished and unpracticed answers from the candidates during the forum. In the Committee’s considered view, this provides the best way for voters to evaluate candidates and their answers during the candidate forum.”
Multiple efforts were made to contact Bruce Bright, with no response.
Important upcoming election dates include:
• Voter eligibility deadline: July 2
• Ballots mailed: July 8
• Ballot return deadline: Aug. 6 by noon
• Ballots counted and vote totals announced: Aug. 8
• Annual Meeting: Aug. 9
When disaster strikes, whether it's wind, water, fire, or mold damage, our expert team is ready to respond quickly and efficiently. Royal Plus uses advanced equipment and techniques to quickly remove water, dry out affected areas, and prevent mold growth, ensuring your property is safe and dry.
Milestone proposes new cell tower near golf building
Plan would improve coverage, support emergency calls; town hall proposed next step
By ROTA L. KNOTT
Contributing Writer
The Ocean Pines Association is considering a significant step toward improving the community’s notoriously unreliable cell phone service. During a June 28 meeting, a proposal for a new cell tower was presented to the Board of Directors by Milestone Towers and Ocean Pines Police Chief Tim Robinson.
“This is a moment I think everybody’s been waiting for,” Robinson said, opening the presentation with a clear acknowledgment of the community’s growing frustration with spotty service and the implications for both public safety and everyday life.
The proposal outlines the installation of a new cell tower on Ocean Pines Association-owned property behind the golf course maintenance building, a location selected for its central position within the community.
Matt Forkus, representing Milestone Towers of Reston, Virginia, gave a comprehen-
sive presentation on the technical details and benefits of the proposed tower.
Milestone, which operates around 200 tower sites and works with all major wireless providers, has already received interest from Verizon, T-Mobile, and AT&T to co-locate on the Ocean Pines structure.
Forkus emphasized the rarity of receiving interest from three major carriers so early in the process, which he said bodes well for the project’s success and the likelihood of fast, widespread connectivity improvements for the entire community.
Forkus explained that the location behind the maintenance facility was selected following a detailed site walkthrough. He said the site’s centrality makes it optimal for providing the strongest and most far-reaching coverage.
According to Forkus, once operational, the tower will generate a coverage area with enhanced service quality in about a one-mile radius. Those
1,595
inside this core area will experience the most significant improvements, including stronger signals and better call reliability.
Forkus added that even those outside the one-mile radius will still benefit, as the new infrastructure reduces congestion on surrounding towers and helps distribute signal traffic more efficiently.
Ocean Pines General Manager John Viola said the maintenance building site had been discussed several years ago as a possible solution to ongoing service issues. He noted that the renewed focus on that location made him optimistic that it might finally be the right place to build.
Viola asked about how the new tower would affect coverage in areas outside the projected one-mile enhanced zone.
Forkus responded that service quality will still improve in those regions due to the tower’s communication with existing infrastructure, including a tower south of Ocean Pines.
While those outside the primary radius won’t receive the full benefit, they should see measurable gains, especially in reduced network congestion and increased signal strength.
The need for better coverage across Ocean Pines has become increasingly apparent, particularly during summer months and weekends when the population swells and already-weak service deteriorates further. Forkus presented a graph showing the current state of service, which typically hovers at two to three bars at best – and sometimes worse during peak usage.
The presentation also included simulations demonstrating how coverage would improve for all three major carriers with the new tower in place.
As the presentation continued, the discussion turned to the potential financial benefits for the community. Milestone Towers proposed a revenue-sharing agreement with Ocean Pines under which the Association would receive
To Page 22
40% of the gross revenue generated by the tower.
Wireless carriers generally pay about $2,500 per month to rent space on a tower, which could mean roughly $36,000 annually in new income for the community.
Forkus described the arrangement as a mutually beneficial partnership that would both boost the Association’s finances and significantly enhance communication infrastructure.
Director Elaine Brady raised a concern shared by many residents regarding the potential visual impact of a new tower on Ocean Pines’ aesthetics. She asked about the height of the tower and how its presence would be integrated into the landscape.
In response, Forkus presented two design options: a standard monopole and a more visually discreet “tree pole” that camouflages the structure to resemble a tall evergreen. Photo simulations of the tree pole option taken from six different vantage points within the community were shared with the Board to help assess the potential visual impact.
Forkus reassured the Board and audience that the design process would take aesthetics seriously.
“You guys do have a beautiful community,” he said, adding that Milestone wants to honor that by having a tower that blends in.
He also emphasized the safety of modern towers, noting that they emit non-ionizing radiation, which is not harmful to humans or animals.
“We wouldn’t be in this business if our towers weren’t safe,” he said.
The discussion then shifted to coverage gaps, especially in the southernmost parts of Ocean Pines, including the Parke and the Point. Viola asked if those areas would benefit from the new tower’s signal.
Forkus was straightforward: the proposed tower is unlikely to provide full coverage to those areas, as it is not oriented to radiate in that direction. However, he explained that individual carriers like Verizon could propose additional enhancements – such as small cell installations, which are mini towers mounted on light poles or buildings – to extend service into harder-to-reach areas.
“If we want to prioritize a different part of the community, we may need to consider a different tower location,” Forkus said. “But, even with the proposed setup, they will be able to evaluate additional solutions once the main tower is online.”
He added that carriers typically prefer to space towers one to two miles apart, and future infrastructure improvements could still address the southern neighborhoods.
Robinson reminded the Board and community members that the initial motivation behind the tower project was public safety.
With limited signal strength in some areas, there had been concerns about whether emergency 911 calls could even be completed during outages or in high-traffic times.
“Look at your phone right now,” he told the audience. Most of the phones of those at the meeting were connected to either the south tower or the one behind Shore Stop, and service is still weak. He stressed that increasing capacity with a new tower would relieve the current strain and improve reliability, even for residents not directly within the core coverage area.
achieve similar results.
The tower will be constructed to host up to four wireless carriers and will include multiple ground-level easement areas for equipment. It will also feature a backup generator to ensure continued operation during power outages, a critical feature given the recent blackout during which many residents were unable to make calls.
Several sites were considered during the planning phase, including Ocean Pines’ South Fire Station and the Public Works Department.
Forkus explained that while those locations were evaluated, Verizon determined that the golf course maintenance facility offered the best potential for effective coverage and signal reach.
Viola asked whether the Board should be thinking about a broader solution, possibly including a second tower or other supplemental infrastructure.
Forkus responded that Milestone is open to supporting a broader strategy, but noted that it may not be the most efficient path from the carriers’ perspective.
Director Steve Jacobs asked if this tower would finally resolve the long-standing issue of unreliable emergency calls.
Depending on the need, smaller and more targeted solutions may ultimately offer better outcomes without requiring the construction of another full-sized tower.
Forkus confirmed that for the area surrounding the maintenance building, the answer is yes, the tower would significantly improve 911 call capability.
However, he reiterated that southeast areas of the community would likely require further enhancements from Verizon or other carriers to
In closing, Ocean Pines Association President Stuart Lakernick suggested that the next step should be a community town hall, where residents can hear directly from Milestone Towers and the interested cell carriers, and ask questions before any decisions are made.
Lakernick highlights community spirit
By ROTA L. KNOTT Contributing Writer
As summer heats up, so does the activity in Ocean Pines. The Ocean Pines Association Board of Directors gathered on June 28 for a regular board meeting, where OPA President Stuart Lakernick opened with a heartfelt message of appreciation and a look at
what’s ahead for the community.
Reflecting on the annual Volunteer Appreciation Dinner held earlier this month, Lakernick described it as “an evening that truly showcased the spirit of Ocean Pines.”
The dinner recognized the vital role volunteers play in the community. It drew 187 attendees and featured a meal
catered by A Touch of Italy.
“The evening was filled with laughter, gratitude, and community pride,” Lakernick said. Whether serving on a committee, supporting one of the many local clubs, or volunteering time at events, volunteer efforts do not go unnoticed. “You are the heartbeat of Ocean Pines, and we’re stronger because of you,” he said.
In addition to celebrating the past, Lakernick used his president’s report to remind residents of the upcoming Board of Directors election and the importance of participating.
“This is a pivotal moment to shape the direction of our community, and your participation matters,” he said.
Lakernick urged all property owners to confirm their current mailing and email addresses with the OPA administration to ensure timely receipt of their election packets, which will be mailed out on July 8. Included in that packet will be information on a critical referendum on whether to approve funding for the construction of a new South Side Fire Station.
“This project is vital to maintaining and enhancing the emergency services that protect every resident and visitor in Ocean Pines,” he said. He asked each member to carefully review the referendum materials, consider the long-term benefits, and cast their vote.
By ROTA L. KNOTT
Contributing Writer
The Ocean Pines Board of Directors, staff and homeowners discussed the following items during a June 28 public meeting at the Ocean
Pines Golf Club.
CPI violations
The Ocean Pines Association Board of Directors voted to find numerous properties in continuing violation of re-
strictive covenants and to suspend the owners’ use of amenities and their voting rights.
Properties sent to legal counsel for resolution of outstanding violations include: 50 Seabreeze Road; 37 Teal
The Board also voted to have the OPA hire a contractor to address unresolved violations at 50 Seabreeze Lane, 37 Teal Circle, and 44 Castle Drive.
Dashboard data
As of May 1, the Compliance, Permits, and Inspections (CPI) office reported 355 outstanding property violations.
Another 207 new violations were initiated during May, including 47 for maintenance, trash or debris; 13 for leaf maintenance or placement; 18 for building without a permit; 11 for signs; 3 related to trees; and 59 classified as miscellaneous (easements, parking, permit expirations, trailers, junk vehicles, etc.).
CPI closed out 97 violations during the month, but the number of unresolved cases rose to 465 by the end of May. These included 129 for maintenance, trash or debris; 21 for grass; 63 for leaf issues; 81 for building without a permit; 11 for signs; 9 for trees; and 151 miscellaneous.
Public Works activity
Public Works had 144 open work orders as of May 1 and received 92 new ones during the month.
These included 9 related to bulkheads; 28 for drainage; 24 for grounds and landscaping; 4 for roads; 1 for signs; and 26 general maintenance issues.
At month’s end, 142 work orders remained open, including 82 drainage-related.
Customer service contacts way up
The OPA received 223 customer service contacts in May, a notable increase from 90 in April.
These included 26 related to amenities; 18 for CPI; 2 for drainage; 5 for Public Works; and 142 general inquiries or comments.
General Manager John Viola also noted a “tremendous” number of requests from property owners for smaller trash cans.
Treasurer’s report
OPA Treasurer Monica Rakowski reported that the Association’s cash and investment position increased by $3.2 million from the end of April to the end of May, totaling $20.9 million as of May 30.
Cash was also up $1.7 million compared to the same period last year. Of that, $8.8 million is invested in CDARs, generating $53,000 in interest income for the month.
The remaining $12.1 million is invested across an insured cash sweep, Treasury bills, money market, and other operating accounts, diversified among two local banks.
Carter given Good Neighbor Award
Director Elaine Brady presented the June 2025 Good Neighbor Award to Kathleen “Missy” Carter, honoring her for her quiet yet powerful contributions to the Ocean Pines community.
Carter was nominated by Meagan Smith of Big Brothers Big Sisters of the Eastern Shore for becoming a “Big Sister” to a young girl in Worcester County. Through the mentoring program, Carter provides monthly one-on-one time with her “Little Sister,” offering stability, encouragement, and fun.
The two enjoy outings to parks, local events, and BBBS-sponsored activities— focusing on small moments of connection and presence. Smith said Carter’s consistency is already making a measurable impact.
The Good Neighbor Award honors residents who demonstrate kindness, compassion, and community spirit. Nominations can be submitted on the OPA website.
Not many public comments
Just two community members offered public comment during the June 28 Board meeting, but both addressed areas of growing interest.
Racquet sports trends
Ann Heavner, wife of Board member Jeff Heavner, commented on declining racquet sports membership numbers. Describing herself as “the feelings person” compared to
her husband’s focus on data, she said anecdotal signs point to a surge in multi-sport participation.
“I don’t play – I’m too busy,” she said, “but my neighbors have been talking about playing multiple sports.”
Heavner attributed the shift to the one-price membership model, which allows members to try multiple racquet sports rather than committing to just one.
“There’s more community now,” she said. “The biggest problem is they want me to try everything, and it’s hard to say no.”
Her comments suggest that while raw membership numbers may be down, overall engagement may be increasing, a nuance not captured in the data.
Architectural guideline concerns
Resident Amy Peck raised concerns about the proposed revisions to the Architectural Review Committee (ARC) guidelines, particularly around “as-built” survey requirements and railing material standards.
She questioned whether only unpainted wood, PVC, or powder-coated metal would now be considered compliant for deck railings, and whether older painted railings – such as those common in 1970s-era homes – would be considered violations.
“Is my 1970s painted railing now non-compliant?” she asked, calling the language either “poorly written or an intentional shift in policy.”
OPA President Stuart Lakernick responded that he would seek clarification from legal counsel Bruce Bright.
Community spirit From Page 23
“Together, we can build a safer, stronger, and more connected community for all,” he said.
Following Lakernick’s remarks, Director Jeff Heavner expanded on the significance of the referendum. He noted that just one day before the Board meeting, a Town Hall was held to provide residents with detailed information about the proposed fire station project.
“We all should have empathy and pride to vote yes on this referendum,” Heavner said. “Everybody.”
Heavner emphasized that striving for excellence – rather than simply settling for what’s adequate – has long been a guiding philosophy for Ocean Pines.
“If you aim for good, you’re never going to achieve excellence,” he said.
He pointed to several key investments made in recent years that have strengthened the community: retaining General Manager John Viola, constructing the Veterans Memorial Pavilion, building a new racquet center, improving food and beverage management, and installing new flooring at the Community Center. He also highlighted the hiring of a skilled police chief and a strong team of officers as part of the community’s ongoing commitment to safety.
“Why shouldn’t we continue that with our volunteer fire department?” Heavner said. “We should give them excellence in their building to support us for fire and emergency services.”
Election materials and the referendum packet will be mailed to property owners on July 8.
By ROTA L. KNOTT
Contributing Writer
Arequest to rezone nearly 23 acres of land along Route 589 is set to come before the public in August, following a recommendation for approval by the Worcester County Planning Commission earlier this summer.
Jennifer Keener, director of development review and planning, has asked the Worcester County Commissioners to schedule the mandatory public hearing for Rezoning Case No. 447, which seeks to
Worcester County considers rezoning Route 589 property
Public
change the zoning designation of two parcels from C-2 General Commercial District to R-3 Multi-Family Residential District.
The rezoning request, submitted by attorney Hugh Cropper on behalf of Maryland Medical Owners II, LLC and Maryland Medical Owners III, LLC, pertains to approximately 22.86 acres located on the east side of Racetrack Road, across from Taylorville Lane. The parcels are currently undeveloped.
The public will have a chance to weigh in on the proposed
Berlin Liquor Store
zoning change at a hearing scheduled for Tuesday, Aug. 5 at 10:30 a.m. in Snow Hill.
The Planning Commission reviewed the proposal at its June 5 meeting and issued a favorable recommendation, with one key condition: that any future development on the site must not include a vehicular connection from Route 589 through the petitioned areas to Ocean Pines or Triple Crown Estates.
The applicants are requesting that the property be reclassified as R-3 Multi-Family Residential District, which would allow a maximum density of six units per net acre— or six units per gross acre in the case of a major Residential Planned Community. This represents a decrease in the number of permitted residential units compared to the current commercial zoning, which would have allowed up to eight units per acre under an R-4 designation assumed in the traffic analysis.
The R-3 district is intended to support existing residential subdivisions and allow compatible infill development. It is also consistent with Worcester County’s Comprehensive Plan, which envisions R-3 zoning as the core of traditional neighborhood developments that support higher-density housing in planned areas.
Although the Ocean Pines subdivision already contains R-3 zoning along Ocean Parkway, the parcels in question directly adjoin land currently
zoned R-2 Suburban Residential, which allows a lower density of four units per acre.
The County’s planning staff noted that while a traffic analysis was provided, it was based on R-4 zoning assumptions and focused only on the intersection of Route 589 and Taylorville Lane. Staff cautioned that the study did not fully address the potential traffic impacts further north on Racetrack Road or other connecting routes, raising questions about the broader infrastructure implications of the proposed development.
The rezoning application asserts that a “substantial change in the character of the neighborhood” has occurred since the last Comprehensive Rezoning in 2009. The land was previously zoned A-1 Agricultural District before being changed to C-2 General Commercial. The applicants argue that demographic shifts, development trends, and surrounding land use changes now justify converting the property.
Should the Worcester County Commissioners approve the rezoning request following the public hearing, the landowners would be able to move forward with plans for multi-family residential development on a site currently undeveloped.
For the latest information on Worcester County boards and committees, including schedules of upcoming meetings, and meeting files, visit www.co.worcester.md.us.
New ARC guidelines could reshape project approvals
By ROTA L. KNOTT Contributing Writer
The first reading of proposed revisions to the Architectural Review Committee Guidelines at the June 28 meeting of the Ocean Pines Association Board of Directors placed a major spotlight on tightening the requirements surrounding as-built surveys.
Changes aim to ensure greater accuracy and transparency in property records, particularly in the permitting and resale processes. Those are areas where outdated or incomplete surveys have caused repeated problems for homeowners and community officials alike.
Director Elaine Brady, who presented the proposed revisions as the Board liaison to the ARC, said that the community has seen a significant number of permit applications and property resale packets that include surveys dating back decades, often missing
structures or improvements made over the years. This lack of accurate information has made it increasingly difficult for the ARC to determine whether homeowners are in compliance with OPA and Worcester County guidelines.
Brady said many of the surveys in permit and resale packets don’t show everything that’s actually on the property.
The revised guidelines would require a current, comprehensive “Final As-Built Survey” no older than 24 months for most home improvement projects and for every property resale. These surveys must be conducted by a licensed and insured professional and include detailed information about structures with roofs, decks, fences, patios, driveways, utility easements, boundary restrictions, and other site-specific features. Surveys must also identify any encroachments, setbacks, wetland buffers, or
violations. This is designed to give ARC and potential homebuyers a full and accurate picture of the property’s condition and compliance.
In the case of real estate transactions, the updated guidelines would require a Final As-Built Survey be submitted before the CPI office can perform a final inspection or release a deposit. According to the document, this change protects both the buyer and the community by reducing the likelihood of inherited violations or costly surprises after settlement.
The OPA wants to make sure buyers are not walking into a problem, Brady said. She added that there has been an increase in the number of cases where buyers find out after the fact that there’s a violation they have to fix.
The proposed revisions also call for changes to the permit application process itself, requiring applicants to indicate whether a new or updated Fi-
nal As-Built Survey is being submitted – and to explain if it is not. This addition is meant to hold homeowners and contractors more accountable for the accuracy of the materials provided and to ensure all construction is evaluated against the most current conditions on the property.
While the survey requirements were a central theme of the presentation, the full package of revisions represents a broad overhaul of the ARC Guidelines. Brady said that the ARC has spent months reviewing the document and incorporating changes that reflect the evolving needs of the community, ongoing resident concerns, and the increasing complexity of construction projects in Ocean Pines.
Another major change would re-order the permitting sequence for construction and home improvement projects. Under the current system, projects sometimes receive OPA approval before being reviewed by applicable sub-associations or county officials. The new guidelines require applications be approved first by any relevant sub-association, then by Worcester County, and only afterward by CPI and ARC. A signed letter from the sub-association president and approved county permits must accompany all applications to OPA.
The revised permitting process underscores the need for alignment between the community’s standards and those of the county. The guidelines clarify that in situations where Ocean Pines and Worcester County rules differ, the more restrictive standard will be enforced.
ARC revisions
From Page 30
Brady said the guidelines also account for the distinct requirements of Ocean Pines’ various neighborhoods, and many have their own Declarations of Restrictions that are more specific or stringent than the general ARC rules. Residents of Colonial Village, The Point, Terns Landing, and others must ensure they are complying with both sets of rules. The Ocean Pines website provides links to each neighborhood’s restrictions.
Other proposed changes address specific structures and materials. Greenhouses, for example, are now more clearly regulated. Portable greenhouses may be used only between November 1 and May 15 and must not exceed four feet in height or 50 square feet in size. Permanent greenhouses are limited to one per lot, must have pitched roofs,
and cannot be visible from the roadside or located too close to other structures or property lines. Materials must be submitted to ARC for approval and must be suitable for the community’s marine climate.
Fencing regulations have also been refined. Chain link, wire mesh, and stockade-style fences are prohibited. Acceptable materials include white PVC, unpainted pressure-treated southern yellow pine or cedar, and powder-coated black aluminum.
Fences may not exceed 48 inches in height, including decorative tops or latticework, and all proposed fence designs must be approved by ARC. Privacy fences are permitted only if they are architecturally compatible with the home, and dog runs have been removed as a permitted use.
The guidelines address railing materials and placement
as well. Railings visible from the street must be made from white PVC, unpainted wood, or powder-coated metal. More flexible options like glass or horizontal wire cable may be used in areas not visible from the roadside, but still require ARC review. Any deck, porch, or railing found to be in disrepair must be removed within 60 days at the homeowner’s expense, and screening lattice and landscaping must be completed within six months of permit approval.
Additionally, all first-floorlevel decks, porches, and three-season rooms must be skirted with lattice and landscaped to screen the understructure from view. If the plantings are not maintained, the structure may need to be removed.
Brady said many have asked about incorporating new materials and building trends into their improvements, and
said the ARC is open to those suggestions as long as they follow the updated process and maintain the aesthetic standards of the community. Changes are also intended to improve consistency, protect property values, and support overall visual harmony.
This is the point in the process where the OPA Board wants to hear from the community about the proposed revisions to the guidelines, she said.
A red-lined version of the revised guidelines is available for review on the Ocean Pines Association website. Residents are encouraged to submit comments or questions via email ahead of the second reading and anticipated board vote later this summer.
Brady said the revisions are still in draft form, and the board hopes to finalize them with as much resident input as possible.
Racquet Sports struggles to meet budget goals
Golf and Aquatics pick up slack; food and beverage off to strong start
By ROTA L. KNOTT
Contributing Writer
Ocean Pines Association General Manager John Viola presented his monthly report to the Board of Directors on June 28, offering detailed updates across departments, from racquet sports and aquatics to summer camps and drainage maintenance. Viola’s report provided insight into progress and challenges across the association’s facilities and programming.
Viola reported a decline in racquet sports memberships, down 98 compared to this time last year, with 338 members versus 436. Financially, the program is at 68% of its total budgeted revenue, with $127,237 of a $188,215 goal. Viola acknowledged the shortfall and reflected on prior assumptions made during budget planning.
“What I missed there was when you look at those numbers,” Viola said. “We heard for years, if we invest in racquet sports then we would start to make money to offset all the losses.”
OPA President Stuart Lakernick praised the newly constructed Racquet Center Clubhouse, calling it “a beautiful building.” Patrons have echoed that sentiment, complimenting its open design, larger community room, upgraded pro shop, and expanded bathrooms.
There are currently two working water fountains at the facility. The touchless water fountain needs to be replaced, and materials are on order. The racquet sports director puts out water bottles when the heat index is over
100 degrees, Viola said.
Director Monica Rakowski noted that despite enthusiasm for the facility, her understanding was that revenues are still tracking about $4,000 behind year to date.
Viola emphasized that raising prices might discourage out-of-town patrons, such as those from Delaware, which raises the broader question of whether Ocean Pines should be subsidizing access for non-residents.
Viola acknowledged the learning curve with new investment and indicated a willingness to adjust as needed. “Maybe we should have budgeted a little differently for that,” he said of racquet sports.
The homeowners association is not in the business of subsidizing people to come down from Delaware, he said.
“If they want to come, they are welcome. But they do have other options,” he said.
Viola said the racquet sports director has asked for more time for the new facility and programming to show results. Initiatives like “Ladies and Gentlemen’s Day” have been successful in drawing regional interest and new memberships.
Recreation and Parks Director Debbie Donahue shared a more optimistic picture at the Ocean Pines Golf Course. Golf memberships have risen significantly, up by 29 members compared to the previous year, increasing to 167 from 138. The course has surpassed 103 percent of its budgeted revenue to date, with $276,555 earned versus a $238,796 goal.
The golf course is perform-
ing strongly even amid a summer heat wave, with the new irrigation system proving its worth by keeping the greens and fairways in excellent condition.
Donahue noted that as of June 25, golf revenues were at $203,000, with a forecasted total of $233,000 for the month, outperforming the $221,000 budget projection.
Busy days at the course are drawing between 230 to 250 rounds, suggesting high utilization and strong customer satisfaction.
Aquatics is also performing well, with memberships up slightly – 993 this year compared to 985 last year – and revenues at 93% of budget, at $388,882 of a $419,745 goal. Viola said the department is on track to meet or exceed its financial goals.
“We are projecting to meet or exceed budget,” Donahue said.
In response to feedback, the Aquatics Committee has advocated for extended hours. As a result, the Yacht Club Pool now stays open until 7 p.m. on weekends, while the Swim and Racquet Pool remains open until 8 p.m. on Friday, Saturday, and Sunday.
A notable summer highlight will be the Caribbean Sea Family Splash event scheduled for July 19 from 5-8 p.m. at the Swim and Racquet Club.
Additionally, Ocean Pines is working with Touch of Italy to enhance the Beach Club customer experience through collaborative events and improved amenities.
Donahue also recapped a successful “Dogs at the Beach” event that brought 20 dogs and their families to-
gether for treats, doggie ice cream, and beach fun.
The new bocce ball courts were completed by Southwest Greens Delaware Valley on June 19, just in time for the season’s first tournament. The total installation cost was $50,692.
Viola said tournaments have begun and plans are underway to install a patio with additional seating and umbrellas to improve the space.
“It’s a nice amenity as we enhance the customer experience,” he said.
Ocean Pines staff will complete the patio work in-house.
The Food and Beverage division experienced a weather-related slowdown in May, particularly at the Beach Club. Still, gross sales surpassed last May by approximately $150,000. The Yacht Club led the way with $426,000 in sales compared to $275,000 the year prior.
June is trending even higher, Viola reported.
“They only had one month to prepare,” he said, referring to the transition to Touch of Italy into the new fiscal year. “This is their initial season.”
Despite the quick turnaround, the food and beverage team has hit the ground running, offering expanded menus and seasonal programming.
Camp Ocean Pines, the summer camp program, is in full swing with strong participation. Week 1 saw 134 campers, and Week 2 jumped to 152. Campers enjoy pool days on Tuesdays and field trips on Thursdays.
OPA President Stuart Lakernick asked if structural changes to the camp payment
system had helped reduce last-minute cancellations. Donahue confirmed that the changes were successful.
Director John Latham inquired about camp capacity, which Donahue said varies depending on staffing levels. Each week, they can accommodate between 50 and 175
children. Weeks 9 and 10 may be lighter due to counselor availability.
Viola also reported steady progress on drainage work, a long-standing priority for Ocean Pines.
“We have done a lot of work on the ditches over the years since I’ve been here,” Viola
said. He said crews have fixed pipes and cleaned them out. But sometimes people rake leaves into ditches, which creates drainage issues.
As of May 1, seven open drainage violations were being monitored. Since then, two more were added, five resolved, leaving four still
open. Since October 2024, 96 violations have been resolved, signaling consistent improvement.
Viola credited the progress to the hard work of Ocean Pines staff and community members who report issues and help maintain the infrastructure.
Ocean Pines named safest ‘town’ in Maryland, again
By CINDY HOFFMAN
Contributing Writer
Once again, Ocean Pines has been ranked the safest town in Maryland, according to the 2025 State of Safety in America rankings from Safewise.com.
The report named the safest cities in the country based on crime rates and other data from the FBI.
According to the report, the ranking’s purpose is to highlight cities with low per capita crime rates and “ignite conversation and action around how to make all cities and communities safer.” Other Maryland towns in the top five included Frostburg, Thurmont, Brunswick, and Hampstead.
Ocean Pines Police Chief Tim Robinson credited the community as a whole with the designation.
“We have a community that cares about our neighbors,” Robinson said. “I’ve witnessed this first-hand. Ocean Pines is a very special place.”
A number of factors contribute to the safety and security that Ocean Pines offers. One is that there are a lot of people home during the day.
“There are a lot of eyes and ears out there. More than most communities,” Robinson said.
Many people are involved in the community, from recreational activities to clubs and board advisory committees. A large part of the population is engaged and works to give back on an official and unofficial level, which helps make the community safer, according to Robinson.
Ocean Pines also has a Neighborhood Watch volunteer group. These folks help
the police department out with big events.
“They are a force multiplier for us,” Robinson said. The group is always looking for new volunteers. Those interested can reach out directly to Robinson.
A low crime rate does not mean no crime. Nearly half of the calls that the Ocean Pines Police Force responds to are domestic in nature. Last year, there was a spat of car breakins by juveniles. An OPA Police officer caught the criminals in the act.
Crime statistics from the Maryland State Police for 2024 show there were 128 incidents reported by the Ocean Pines Police, including 37 crimes against individuals, 94 property crimes, and two “society crimes,” which include drugs and weapon law violations.
When Robinson first took over as Police Chief in August 2023, there were seven vacancies in the department. In less than two years, he has filled all but one vacancy – and has a candidate in the pipeline. He expects that candidate to officially start this fall.
Robinson has managed to raise the pay for officers and provide a vehicle for each one, which has helped with recruiting. Even with his successes, he admits it is getting harder and harder to find people willing to become police officers because of the competition and lack of interest in that kind of work. For him, though, it’s the best job ever.
“I can’t imagine doing anything else,” Robinson said. “And I can’t imagine a better place to be a police chief.”
One of the officers he was able to recruit was Detective Sergeant Vicki Martin, who
started in April and brings 30 years of experience to the department.
“She brings her experience with criminal investigations that is unmatched,” Robinson said. Her expertise has allowed Ocean Pines to bring investigations in-house rather than having to always go outside the department.
Robinson has focused significant time on finding money for the department through grants. One recent grant from the state of Maryland will equip all his officers with tasers, an essential tool for police officers that Robinson called an intermediary device when police don’t want to resort to using a firearm.
“They are one of the best pieces of equipment that has come on the scene in my career,” he said.
He expects to have the equipment by the end of the summer and have his staff
trained in their use.
He is also equipping all the police vehicles with moving radar, and another grant will allow the department to obtain upgraded body cameras. Patrol cars are more visible in the community with the increase in officers.
“Our goal is to be out there and be seen,” Robinson said. “Residents want to see the cars in the neighborhood.”
The OPA Police Department also provides additional resources and services to the community. Children can get free bike helmets at the station in White Horse Park. There is also a drug drop box in the office for people to safely dispose of drugs. Anyone leaving their home for an extended amount of time can ask OPA Police to be included in the vacant house checklist. These services and more help keep residents safe.
Tiny migrants wriggle into Turville Creek
By CINDY HOFFMAN
Contributing Writer
An unusual migration happens every Spring in nearby Turville Creek. As many Ocean Pines residents go about their daily commute along Race Track Road, another mysterious traveler is swimming just below in Turville Creek.
It’s the American eel, which migrates from its spawning grounds in the Sargasso Sea in an area of calm water northeast of the West Indies. Female eels lay ten to twenty million eggs in one season. The eggs hatch into long larvae with large teeth. They are then carried by currents to areas along the Atlantic coast, where they develop into the glass eels or elver stage at two inches, moving into fresh water rivers and streams like the Turville Creek, where they remain for several years as they grow into mature eels and eventually head back to the Sargasso Sea to spawn and die.
Filmmakers Tom Horton and Dave Harp included the eels in their latest film titled ‘Chesapeake Rhythms.’ The visually stunning documentary takes viewers on a journey through the extraordinary wildlife migrations of the Chesapeake Bay region, following the eel as well as the tundra swans, monarch butterflies, shore birds. The film was shown by Assateague Coastal Trust in Ocean Pines on June 27 as part of its Sip and Science series.
Horton and Harp joined Maryland DNR researchers on Turville Creek to learn more
From Bermuda to Berlin, baby eels land in local waters
Annual migration makes a splash near Race Track Road
about the migration and capture images of the glass eels.
“It was the most dangerous filming location we have ever done in our lives,” Horton said. The two had to haul their camera equipment across Racetrack Road and down the side of the overpass to the creek. They did this four to five times to get footage for the film.
They joined researchers, who have been conducting the American Eel project for the past 25 years to monitor young glass eels arriving in Maryland coastal bays during an eight week spring survey.
According to DNR, “These baby (young-of-year) American eels drift for about a year, carried by Atlantic currents, from the Sargasso Sea before reaching our waters.”
“Each day, scientists col-
lect data on eel numbers, size, pigmentation stage, and environmental conditions. These data help build a relative abundance index to track trends in recruitment—how many young eels are making it into the population—in Maryland’s coastal bays.
DNR reported that while recent years (2020–2024) showed below-average catches, early signs in 2025 are looking above average.
“It’s an amazing natural event,” Horton said. “It’s a great migration happening right under your car.”
“These eels are still coming like they were 5000 years ago.”
Although few people in the United States eat them, eels are a popular food in Europe and Japan. As a result, eel fishing is an important com-
mercial fishery.
Every American eel ever caught in rivers, bays, and ponds in the Bay was hatched from an egg below the surface of the Sargasso Sea, southwest of Bermuda.
‘Chesapeake Rhythms’ is just one of many films Horton and Harp have produced. As a writer and photographer respectively, Horton and Harp have documented the Chesapeake Bay and the region for decades in their books, photo series and films. That includes work for the Bay Journal: Harp is the staff photographer, and Horton writes the Chesapeake Born column. To see “Chesapeake Rhythms” or any of the other films the team has produced, visit Bayjournal.com.
To learn more about Assateague Coastal Trust visit ACTforbays.org.
Young eels travel thousands of miles to Turville Creek just outside of Ocean Pines. Photo credit: Dave Harp.
CURRENTS CAPTAIN’S COVE
Cove considers community needs assessment
Proposal aims to identify resident priorities and improve outreach, guide future development and services
By ROTA L. KNOTT
Contributing Writer
During a June 23 meeting of the Captain’s Cove property management team, community member Kim Rankin proposed launching a formal Community Needs Assessment to better understand the strengths, concerns, and service needs of residents. Drawing from her experience in a previous professional role, Rankin said such assessments are effective tools for giving residents a voice and building community-driven priorities.
“This is something I was very familiar with doing from a prior role and found it to be very effective,” Rankin told the group. She explained that after a recent discussion at the previous Board meeting, Tim Hearn suggested Colby reach out to Kim to learn more. She met with Colby Phillips, Captain’s Cove’s Senior General Manager, on June 18 to review a comprehensive toolkit that outlines how to conduct such an assessment.
The toolkit “lays out nicely” how to do a community needs assessment, she said. “My experience with them has been very productive,” she added, noting they give people
a voice and open channels of communication. The primary goal of the proposed effort, according to Rankin, would be to identify community assets, determine concerns, and pinpoint services that may be needed. The resulting information could then be used to guide the development of programs and services aligned with residents’ priorities.
Rankin shared an example of how a recent incident had prompted her to think about unmet needs. A new resident had reached out for help accessing an Uber ride after their car was left at a dealership. “That’s something a needs assessment could help uncover,” she said. The community could then explore ways to create resources like that.
She noted that many great ideas and talents already exist within Captain’s Cove, and a structured process could help bring those ideas to life. A community needs assessment “can help to drive some of the things owners want in the community,” Rankin said. It starts with planning and organizing, data collection, and then identifying the themes that emerge, she said.
The process, as she de-
scribed it, would begin with a small focus group of 8 to 10 participants. Larger groups, she said, can become unwieldy. The first step would include a survey asking residents what they see as community strengths, what concerns they have, and what they value about living in Captain’s Cove. Based on those responses, a focus group would be formed to begin a deeper dive into key themes.
Those themes would then be presented back to the broader community in a second survey that would ask residents to rate the importance of each one. “That helps provide a sense of what the community’s priorities are,” she explained. “It’s a process that will take several weeks to get off the ground, but keeping it visible and tracking progress will be key,” she said.
Rankin suggested that visual updates could be posted in the Captain’s Cove lobby, showing the focus areas and timelines for progress.
While several residents expressed support, not all were convinced. Member Joyce Almond from the audience said it “sounds great, but I can tell you there’s an agenda that we don’t know about. But we can
try. I don’t mind participating. Hate to sound negative, but it just doesn’t seem to happen.”
Rankin acknowledged the skepticism. “Communication is essential,” she said.
Andy Zubko asked for clarity on who would lead the effort. To keep things consistent, he said there should be one point of contact spearheading the project. He asked if Colby Phillips would oversee the process.
Rankin responded that she and Phillips had reviewed the toolkit together and that Phillips would remain closely involved, even though the process would be community-driven. “We’ll certainly bring in things that have worked in the past,” Rankin said.
Phillips agreed, adding that the proposed plan offered a more structured and strategic approach than some previous efforts. She said there have been several activity groups that took off in the past. She likes the needs assessment process because it has clear steps. “It’s not just ‘send out a survey’ and then wonder what to do with the results,”
Proposed townhome complex advances
Revised plan shifts from rentals to ownership, with national builders eyeing project
By ROTA L. KNOTT Contributing Writer
Guest speaker and long-time property owner Tim Hearn shared a significant update on the future of the Hastings/Mariner parcel, a 24acre property located at the corner of Stateline Road and Captain’s Corridor, following a June 23 meeting of the Captain’s Cove property management team.
Hearn, a real estate professional with more than two decades of experience and deep ties to Accomack County, has been a Captain’s Cove property owner for 21 years and has served on the community’s board for more than a decade. Representing ongoing development interests, Hearn updated residents on a major change in direction for the parcel, originally intended to become a large-scale rental community.
The Hastings/Mariner site, which borders existing Cove Commons homes on Jolly Roger Drive, was acquired in 2021 by CCG Note. At the time, the property was largely undeveloped except for a small farmhouse, with the rest being fallow land. In response to what Hearn described as “a desperate need for rental housing” in Accomack County, CCG Note initiated a development plan to create a 140-unit rental community on the parcel.
This rental project was initially approved by the county in 2022, despite what Hearn acknowledged was strong opposition from some residents. It was a highly opinionated process, he said, but the proj-
ect met the development standards and received approval. The proposed community included townhome-style, zero lot line condominium structures and required a conditional use permit, rezoning, and proffers.
In 2023, ownership of the parcel transferred to a new investment group with whom Hearn has worked for over 20 years. The county reapproved the rental concept for the new ownership in 2024. However, with changing market conditions and increased interest from national homebuilders, the development team is now considering a significant shift in plans.
Hearn revealed that the development team is now moving away from the rental model in favor of building a for-sale townhome community. The revised concept still includes 140 units but would be designed and sold rather than rented.
This pivot is driven by both market demand and greater interest from large national homebuilders. Seventy-five percent of the major national homebuilders are currently looking at Accomack County, Hearn said. There’s a shortage of entry-level housing in the $250,000 to $300,000 range, and that’s the space they’re trying to fill.
The proposed community would be self-contained, with one homeowners association, private roads, public utilities, and its own pool. Public water and sewer are available at the site. Hearn emphasized that the new design allows for significantly more green space
than the original rental plan and comes with a higher projected tax base of $42 million compared to $35 million under the rental concept.
Whether one or two national builders take on the project has yet to be determined. Any changes to the development plan will need to go back through the Accomack County Planning Department for approval, especially in light of updated state stormwater management guidelines.
Several Captain’s Cove residents raised questions about the project’s impact and accessibility. One community member asked whether Hearn was formally representing the Hastings property. He responded that while he is an alternate on the board, many community volunteers have jobs and bring their expertise where they can.
Joseph Roberts questioned whether the new homes would truly be affordable. He liked the idea of rentals near Wallops Island, he said, noting that many people currently commute from farther south in places like Ocean Pines and Salisbury.
Hearn responded that builders typically construct model homes first and do not rent properties. “National homebuilders don’t rent,” he said. They step in when sites are pad-ready, he said.
Another resident asked whether the proposed townhomes would include garages. Hearn explained that garage inclusion would depend on the price point and tar-
To Page 42
Community survey
From Page 38
she said.
Phillips also noted that others in the community have come to her expressing interest in similar efforts.
Resident Michelle Mathews-Kalinock welcomed the idea. She said several people have served on advisory committees in the past, and it’s good to see something with real involvement from property owners. She asked whether Rankin envisioned the initiative operating on a monthly or quarterly basis.
“That’s something the focus group would help determine,” Rankin replied. If there are three to five things the group wants to work on each quarter, it will identify those priorities.
Phillips emphasized the importance of reaching residents who don’t attend meetings or feel disconnected from decision-making.
“Do you have a way to reach the demographics that don’t make it to meetings,” Community Relations Director Julia Knopf asked, “and haven’t had an opportunity to voice their opinions?”
Rankin responded that multiple methods of communication would be used. “I don’t think one way makes it work for everybody,” she said.
The proposed community needs assessment remains in the planning stages, but Rankin and Phillips agreed that with community buy-in and consistent communication, the initiative could become a meaningful tool to guide Captain’s Cove into its next phase of growth and improvement.
Kindness, concerns, and project updates
Residents hear progress reports, voice frustration over food service and finances during busy Captain’s Cove meeting
By ROTA L. KNOTT Contributing Writer
At a recent Captain’s Cove meeting, community members got a wide-ranging update on current projects, upcoming improvements, and lingering frustrations – from a new Kindness Rock Garden and Town Center renovations to concerns over restaurant service and financial transparency.
Kindness Rock Garden planned
near memorial
Resident Brittany Hines Fries recently suggested creating a Kindness Rock Garden in Captain’s Cove – a small, uplifting project that quickly won support from staff and neighbors.
“I thought the idea was great,” said Colby Phillips, senior general manager. She said it’s something simple but powerful that brings creativity, connection, and compassion into a public space that already has meaning for residents.
The area around the memorial will be refreshed by the roads and maintenance team, which plans to install a new border, repair the walkway, and clean the grounds. An inoperable water fountain will also be removed to improve the site’s appearance.
The Kindness Garden, part of a project tentatively titled #CoveOfCompassion, will allow residents to decorate and return rocks with positive messages, painting something uplifting or beautiful and placing it where someone
else might find it.
Major plans for Town Center
Phillips also presented draft designs for redeveloping the Captain’s Cove Town Center, offering updates meant to streamline operations and improve aesthetics.
The goal is a more cohesive, welcoming space where community activities can blend more naturally, Phillips said.
The cart barn on the left side of the property will be replaced and will look to house bathrooms and the pro shop, creating a central golf entrance. Plans also include a screened porch between the cart barn and Town Center, providing space to relax or hold awards ceremonies. A whiteboard is planned for event announcements.
Another screened porch will serve food with walk-up service available to both golfers and pool users. A separate section of the plan, highlighted in pink, designates space for a new community center with expanded bathrooms.
Pool resurfacing is targeted for October and will include plastering, fresh coating, and rebuilding the concrete decking. The new bathhouse will mirror the one at the Marina Club, and additional parking and ramps will improve accessibility.
Mailboxes will also be relocated from Town Center to the Marina Club to reduce congestion and centralize amenities.
The goal, Phillips said, is to continue forward with the Town Center project phases
and have the next phase fully redone by next summer, including a fresh pool area, and new bathhouse.
Membership card process clarified
There’s been an uptick in residents signing up for or renewing their amenity cards. The orange card with swirl artwork and a photo is the current version and is required for accessing community resources.
Cards must be updated annually, and digital photos of the card are allowed. Stickers must be replaced every six months. Every time a member uses a Cove amenity, they’ll need to show their card.
Residents with multiple properties can assign extra cards to family members. Dependents may receive cards without photos if privacy is a concern. Guest passes are also available for purchase and are tied to specific individuals.
Security reports and property notices
Chief of Security John Fox reported 61 community safety calls, 51 complaints or violations, and 84 community service calls so far this year.
In April, the focus was on addressing discolored siding, with 99 notices issued. That deadline is now approaching. The current focus is overgrown driveways, with more than 100 notices already in preparation.
Fox encouraged residents not to panic if they receive a
New townhomes
From Page 40
get buyer, adding that older residents often want to sell larger homes and move into maintenance-free living. He said there are three types of communities that need living space: active workers, seasonal residents, and retirees.
Questions also arose about how the new community might interact with Captain’s Cove amenities. One attendee asked whether residents of the new townhomes would be eligible to purchase memberships for existing amenities like golf and pools, which are increasingly in demand.
Hearn clarified that the proposed community would have its own pool and added that the Captain’s Cove golf course is not presently restricted from public use. Changes to that would be determined by future community leaders.
Another resident asked about rumors regarding nearby land owned by Richard Holland. Hearn dismissed speculation that the adjacent farmland would be sold or developed, saying Holland had been clear about his intention to maintain it as farmland. He did sell the house, but the farmland has no utilities anywhere near it, he said. “I’d be shocked if it was sold,” Hearn said.
As of now, the only development approved for the Hastings/Mariner parcel is the original rental plan. However, with shifting economic conditions and growing interest from homebuilders, the project appears poised to transition toward for-sale housing, pending approval of revised plans by the county.
Project updates From Page 42
notice. He said the goal isn’t punishment – it’s upkeep –and urged residents to reach out to work toward a solution.
Finance and amenities updates Angela Winder, accounts
receivable analyst, reminded residents to email administration if they didn’t receive the lot mowing notice and wish to be added to the list. The cost is $250 for the season.
A few boat slips are still available for $850 through Dec. 15.
Food & Beverage faces criticism
Food and Beverage Director Charlie Getz shared current operations: Sunday brunch is 11 a.m. to 4 p.m., the regular menu is served 4 to 8 p.m., and tiki bar hours are Wednesday to Sunday, 11 a.m. to 6 p.m.
He encouraged residents to book parties. “It’s a great spot for a party,” he said. “We’re ready to bring in more revenue.” Getz can be reached at cgetz@capscove.com.
Still, a few residents expressed frustration over menu inconsistency, lack of events, and poor value.
“I come every Friday night after 8, and the restaurant is empty,” said one resident. “There’s no happy hour, no draw for locals.”
Donna Logan said she was upset that nothing was planned for Memorial Day or the Fourth of July.
“It’s insulting. It’s upsetting. I want to support this place,” she said, but added that it’s disappointing to have “nothing to look forward to.”
Phillips said the food and beverage team is open to trying new things and has already introduced music nights, trivia, and menu items requested by residents. The team also introduced parties last summer, one on the 4th of July and although some members were happy with the party, several wanted to just sit at the pool and enjoy the tiki bar and didn’t care about a buffet party.
Resident Joseph Mendonca offered a more measured take, telling Getz not to get defensive but to listen and think about the feedback. He agreed the food has sometimes been inconsistent.
Accused of relying on Sysco prepared foods, Getz clarified that no menu items come premade. Everything is prepared in-house, though they do purchase ingredients from Sysco.
Guardians of the Cove: Lifeguards keep safety afloat
By JULIA KNOPF Contributing Writer
The pools of Captain’s Cove Golf & Yacht Club, nestled along the shores of Virginia’s Eastern Shore overlooking Chincoteague Bay, serve as a summer haven for families looking to cool off. However, behind the picturesque poolside, a dedicated team of lifeguards works diligently to ensure the safety of all members and guests.
In 2025, amidst the ongoing national lifeguard shortage, Captain’s Cove is fortunate to maintain a full staff of twelve certified lifeguards who oversee both the Town Center outdoor pool and the Marina Club outdoor pool daily from Memorial Day through Labor Day.
Flynn Kleinfeller, the Programs and Safety Manager for Captain’s Cove has managed the lifeguard program for 5 years; his experience and certifications have been critical in maintaining a strong lifeguard staff.
Many community pools and beaches, such as Assateague Island, are struggling to remain open or provide any lifeguards this season. Captain’s Cove has benefited from Flynn’s numerous qualifications, most notably as a Red Cross Professional Rescuer with CPR/AED and First Aid training certifications, as well as a Water Safety Instructor. Flynn’s list of certifications also includes personal trainer certificates from both the National Academy of Sports Medicine and Brookbush Institute.
Thanks to his 15-plus years of Lifeguarding and his many
relevant certifications, Flynn is in a unique position to train and certify lifeguards on-site, significantly easing the impact of the shortage. This year, he has successfully trained and hired three firstyear lifeguards, bolstering the team and ensuring both pool facilities are well-staffed.
Brennan Hall, Brooke Harris, Samantha Lambertson, and Kyle Logan are currently the most seasoned lifeguards, with four years of experience each. They trained under Flynn and now play vital roles on the team, helping to coach and offering guidance to the
Commission opening Dave Gladysiewicz, who serves on the Captain’s Cove and Greenbackville Mosquito Control Commission, said his term ends in June 2026 and no successor has come forward. If no one steps up, he said this will be the last year for aerial spraying, though ground spraying will continue.
Interested property owners in Captain’s Cove or Greenbackville can reach out via covemosquito@gmail.com.
New daycare pilot
Roger DeGeorges, District 2 Board of Supervisors, announced the county has approved $250,000 in seed funding to support development of a licensed daycare center in North Accomack.
The initiative is open to anyone interested in providing infant and child care. Applicants must meet safety and space requirements.
Funding concerns
As project plans progressed, residents questioned how they would be funded.
newer guards.
“Lifeguarding is not just about sitting by the pool,” Flynn emphasizes. “People trust that they can relax while you keep an eye on them. While it can be enjoyable, it’s a serious responsibility. A great lifeguard is always vigilant, anticipating potential issues that may arise. Often, preventive measures can help avoid a situation that requires a rescue.”
Despite preventative measures, the community sees between four and six rescues each year. Most incidents
“Where are we getting the money for these new projects?” one asked.
Phillips said the capital reserves funds from last year discussed in detail are designated for projects like the Town Center pool, which must not only be replaced per the reserve study, but anyone looking at the pool can see it’s in need of a major facelift.
Still, some remained uneasy. “I’m still concerned about the money issue,” one resident said.
Phillips said the draft budget is nearly finished and a meeting will be scheduled in August.
Flynn Kleinfeller guards the Marina Club Pool as Lifeguard Brennan Hall surveys the island feature.
needing lifeguard intervention at Captain’s Cove stem from children struggling in the water, either falling in or suddenly getting out beyond their comfort. To address these concerns, Flynn and his team provide swim lessons throughout the year, aiming to enhance swimming skills and promote water safety awareness in the community. Flynn’s passion for the Cove is evident. Initially charting a course to join Fire and EMS, an old injury redirected his
journey—leading him to commit fully to his role at Captain’s Cove. He now intends to expand the safety and wellness programs available to members and guests.
In addition to water safety training, Flynn is developing fitness programs for members, which will include both aquatic and land-based activities. His goal is to encourage Captain’s Cove’s membership to view the community not just as a safe venue for swim-
ming but as a vibrant hub for health, safety, and recreation.
In a time when lifeguards are scarce, and pools across the country are reducing hours or closing, Captain’s Cove emerges as a beacon of proactive leadership and training; thanks to Flynn Kleinfeller and his dedicated team, the pools will remain open and guarded all summer long. “Lifeguarding is about being ready, being alert, and being responsible. It’s a job of
trust,” says Flynn. Thanks to the training and professionalism of the lifeguard team, members and guests can trust that they may, indeed, relax. Many new guards are first introduced to Lifeguarding through Captain’s Coves Junior Lifeguard program. Pictured Lifeguard Brooke Harris instructs one of those students on the basics of lifeguarding. The next Junior Lifeguard class will be held July 23, 2025”
Top photo: Lifeguard Brooke Harris instructs Junior Lifeguards.
Bottom left: Lifeguards Brooke Harris and Brennan Hall update Flynn Kleinfeller on the daily pool operations as he mans the chair.
Bottom right: Flynn Kleinfeller instructs young swimmers during a class.
