Online Survey Comments/Responses

Online Survey Regarding the New Clubhouse –
Verbatim Comments From Members at the Meeting

  1. A larger building w/enclosed garage for OB equipment. At least 3 unisex bathrooms, large windows, porcelain floors, larger kitchen, high ceilings, skylights, loft, large patio, central air/heat.
  2. First Thank you for all your work. My comment on Club House, Do not use, do not need and do not want my costs of owning a second home to go up.
  3. Charge people who use CH since they benefit rather than those who never use it. Drive costs to those who cause them
  4. Knock it down & replace with outdoor benches, tables, chairs, pergola, planters. No bldg. Build shed for tools & storage. Done.
  5. We think it’s time. Go ahead.
  6. Are the 2 bay beach lots owned by the club or leased? Most socialize at the ocean or their homes. No need for a larger building since the a new one will be elevated with space underneath.
  7. I would love to see a new, larger and better equipped clubhouse. It could be a place where owners can meet and share a meal or a drink. If there was some sort of bar that would be perfect.
  8. I’d like to understand the cost of the new clubhouse & the approval process. I’d suggest that we have specifics re. how it would be used since I don’t bekieve the current facility is/was used much.
  9. We think it would be a great asset to OB3 to have a modernized and upgraded clubhouse.
  10. Because our house is (hopefully) rented for the entire season, we do not personally use nor do we have any suggestions to offer regarding the club house.
  11. 100% opposed. You lost credibility. This is a bait and switch – lure us with the playground & then “oops we need a building”.
  12. You tore down playground BEFORE you had permit to install new one? Very dumb & irresponsible.Now we should trust you to do the right thing with a new CH which is way more complicated? Just tear it down.
  13. I believe we should invest in the future by building a new building that can accommodate our office as well as our recreational and maintenance needs.
  14. Lg room that can be used for parties/events, w/ full kitchen & window to the outside – party rental & snack bar helps generate $ -bathrooms -Underneath be used for maintenance storage
  15. Include large area for games & activities, snack bar, enclosed area for maintenance equipment. Off-season rent to members for social events, generate $ for assoc.
  16. Is it possible to rent the club house for children’s birthday parties, baby showers, etc? If not it mat be an excellent source of income.
  17. Shouldn’t we have a reserve account set up for new CH? Start now & set up a reserve and fund it over 5 yrs. If we are without CH for a while, so be it. Not the end of the world.
  18. We could have weekly or bi-weekly sunset BBQ’s with live music – charge $5 plus food – easily pay for the live performer.
  19. We could consider a golf simulator in one of the smaller rooms – excellent ones can be purchased for $10-$15k and we recoup the purchase price in a few years.
  20. We should have one large room and two smaller rooms that we could use for Board meetings or rent out to private parties for meetings or other private functions.
  21. We should have several televisions inside for sports and/or movie nights – we could have events organized around major sports events.
  22. The clubhouse should be large – perhaps 4,000 sq ft with a West-facing deck another 15-18 ft wide. This would allow for outdoor tables for dining and sunset viewing.
  23. Ridiculous you didn’t know til now that we need to raise clubhouse. Using SOME survey comments as promotional efforts to raise clubhouse is shameful. We all know who is going to pay for this.
  24. No more dues or any increases should be added to home owners
  25. We don’t need a club house. Just a playground and a place for arts and crafts. We’ve all been through enough expense since Sandy.
  26. I don’t think we need a club house
  27. Regarding the playground, is it part of the clubhouse. does it set on 3330 rte 35 sb property?
  28. There are many other issues which need to be researched the members will have questions and need answers to.
  29. we could finance it with the land properties (parking lots, etc) we own according to Ocean County tax records.
  30. things to consider are the Toms River Building Codes. Such thing as required parking space, etc may need to be added into the cost.
  31. In checking Ocean county tax records, the clubhouse (3305 heron lane) is owned Ocean Beach Pearl LLC. What would Mr Macdough responsibility for the rebuild
  32. With Toms River be forced to increase our property taxes because of their decreased education funding, this building cost may not be feasible if it were passed on to the members.
  33. If its 4000 sq ft and $200 a sq ft to build the cost to build would be approximately $800,000
  34. You would need to know what the square footage and cost per square foot would be. comments only 200 characters is an issue. Please increase characters
  35. Games, pingpong, foosball, no video games. Daily events. Basketball hoop, balls to checkout. A sound system for the movies with speakers built in and a screen that points away from the setting sun
  36. Will we contact our lawyers to see if this action by TR IS LEGAL??
  37. Don’t hit members with huge assessment in one year. Can’t afford it and not fair to members who sell their house before CH is rebuilt.They get all the cost & none of the benefit.
  38. Send the playground equipment back and start planning fundraisers to build a new clubhouse!
  39. The idea of a new club house is very nice but I’m on a fixed budget and cannot afford a big assessment. Dues/taxes/lease are all high & going up
  40. Was insurance money collected on the club house after the storm? If so that’s why it has to be raised. Good ole FEMA. I suggest fund raising to offset any assessments for a new building.
  41. You tell us about a new playground paid for through fundraising and then segue into an urgent need of a multi-million dollar club house. You dropped a bomb, be prepared for fallout!
  42. Consequences permit FIRST
  43. 900 plus membership 400 answers not even half
  44. Get ducks in order before purchase
  45. Epic center is BEACH not  clubhouse!
  46. I think you are on the right track!
  47. Hello, who owns the club house so I know how to offer financing ideas if there are any at all. Thanks, Rocco
  48. We should apply for hurricane Sandy Relief Money
  49. Toms River never ceases to amaze me with the rules. The last 3 years they have come up with more ways to get money out owners who rent. I think it is a great idea for a new club house.
  50. Is the clubhouse leased from John McDonough? Get out of the lease.it is small , inadequate and there is no parking. combine clubhouse and  office.Tanya and Jim DiMauro318 W Bayview Dr.
  51. Consider selling the existing office and do a multipurpose office / clubhouse. Have suggested ‘‘tis for Years. Sell the old to offset costs and burden to homeowners!!!!!!
  52. It would be helpful to have several restrooms included in the new design
  53. Indoor basketball court, at least a half court for rainy days
  54. Sounds To good to be true.
  55. be sure to elevate the clubhouse enough to create useable space underneath
  56. Can’t wait to see your vision, let’s modernize the community!
  57. Can the board advise why there was no insurance,who owns the land and building? The new clubhouse does not have to be a major expense ongoing
  58. I think before we start planning to see what we want in a new clubhouse, we have to know what the limitations are according to Toms River because I’m sure there will be some.
  59. Sell the office across from the Rental agency to fund the new clubhouse. Many homeowners are still trying to find funds to complete building their own homes since hurricane sandy.
  60. I sent an email regarding this to  due to space
  61. Spend as little money as possible
  62. This is Pat O’Shea and I am just super happy to hear we can get the permit now!
  63. I feel the home owners on Dawn Lane and in close proximity should have their input considered first. Having concerts etc would greatly impact their property value and quality of life. Mary Harte
  64. Would love ping pong tables or a pool table. Big screen TV to watch games or do karaoke.
  65. Let the renters pay a surcharge for it being it is primarily used during the summer months
  66. Please do not tear down until after the 2019 season has come to a close. Suggest having wifi connection and an area for people who may want to work on lap tops. Comfy chairs for reading.
  67. How high do you plan on building the new club house? Are we looking at putting the office there too?
  68. I think looking into a pool is a great idea. I spoke to Brian at the last meeting and told him I would help. John Arout, 3377 Heron Lane.
  69. I’m not sure of the rules in Toms River or for-profit businesses but for baseball and school events we have had a lot of success with super 50/50 and tricky tray events.
  70. No club houses needed—dues are too high as they are.
  71. Get Bonnie the yoga instructor to hold classes there. Or some other exercise classes (e.g., Zumba).
  72. Add money making options maybe a party room to rent for events video games snacks etc…

Online Survey Regarding the New Clubhouse –

Good day everyone,

Where to begin regarding last email from you. First your numbers quoted leave a bit confused unless you intended to do that. You say great response 400 answers we have over 900 home owners so that isn’t 50 percent. You think that 64 percent answered we like to socialize and meet people but assume that would be at a clubhouse! Big assumption as we meet people and socialize on the BEACH walking to Wawa ice cream playing ball at night and flying kites NOT at the clubhouse! Meet many at our beach concerts also. Now if you take 64 percent of 400 that answered numbers are in 200 plus which brings me back to way less than 50 percentage of homeownership.

Next did we learn nothing from the incident with the trees being taken down without a permit? Why would the board allow taken down equipment and purchases of new without research first? I have been impressed with the board and your educational backgrounds but this is upsetting. Now we are obligated to pretend to apply for a permit to take down the clubhouse to get the proper permit for the playground equipment! Doesn’t anyone else see anything wrong with this picture?

Seems like the cart before the horse so please let’s just STOP now! Take a breath ask membership not on internet as everyone still is not represented. Find out from building dept in TR what we will actually be able to do per FEMA and Cafra rules and regulations. Where would cars park and how many spaces needed per size of building. Also ADA regulations etc.

Ok I think you get my issues. Good luck see you at the meeting.

The reply area from the survey only allows 200 characters. Here’s what I wanted to send. I am not very optimistic that a new clubhouse is the answer to more socialization or use of the bay beach area.

There is a basic problem. As a more than 30 year resident of the house on the bay beach corner, it seems that only one thing has reduced usage. Jellyfish… sea nettles… whatever those little man-eating creatures are! The new net doesn’t do it. If you can’t wade or jump into the water to cool off, you may well not want to sit on the sand, and the kids won’t either. Very few do any more.

So a nice clubhouse may not make the area more attractive and will cost members each a lot of money. There are other venues available for meetings and gatherings in the area. We don’t need to build another. Move the office if it so makes sense, and plan for the activity and parking necessary, and make the building appropriate for maintenance and the lifeguards’ equipment.

Remember, only 400 of the 1000 members replied to your earlier survey and only 64% were at all enthusiastic. That’s like 260 or less of the 1000 homes. And if a little raised house is costing $300,000, the estimates of close to million are probably not far off. With elevating, paving, drainage, elevator handicap access, restrooms, kitchen… I think the club does a generally great job, but this project does not excite me. I’m not a fan.

To the Board of Trustees Ocean Beach & Bay Club, Inc.
My first reaction is how this news was delivered as just a little add on to the happy news of the new playground. This is a HUGE announcement with an ENORMOUS price tag and requires an in depth study and then presentation at a General Membership meeting with charts, options, drawings, estimates, and numbers with many, many meetings to follow over a period of time—not tomorrow.

A committee of at least 10 or more members (not all board members) with knowledge and expertise in the various components of this project needs to be formed to research all aspects of this proposal with options to be presented to membership.

How the information regarding “Substantially Damaged” has escaped the entire Club for 6 ½ years is absurd and needs an explanation and a request for an extension beyond October, 2021 from Toms River initiated through our lawyers. If we are ordered to demolish the building, do so, and live without a club house until we can plan, reserve funds and pay for a new one. Apply for permission to put up a garage in the interim for maintenance and storage.
Has anyone on the Board inquired and received ALL the pertinent information from Toms River, FEMA, and CAFRA as to requirements and limitations?
There are two different ideas out there; one group advocates for a club house “for the kids” and the other group wants an adult facility for adult activities. We have a playground for the little ones and teenagers are not interested in a supervised club house in 2019. As for the adult version—no, we don’t need an entertainment facility with a bar etc., nor can we afford a liquor license and the staff required to operate such a Club that is empty/closed half of the year.
Just imagine the taxes and insurance on a 2 million dollar Club House property!

I feel our board is diving into this in a BIG rush with absolutely NO MONEY (not even a penny) expecting membership to accept, support, and be willing to pay for a new Club House in the very near future. We need time and money before we do anything. Look how long it took us to get a new sign!!!

I think we should have it similar to OB 2 club house with a small kitchen with oven, fridge, and refrigerator. I think ONLY owners should be allowed to rent out the club house for private events from after Labor Day until the weekend before Memorial Day. I believe OB 2 charges $200 to rent their space. If this is a possibility there should also be sufficient parking and this would help if the club house was relocated more north. I think it should be nautical looking with a nice front porch over looking the water. Tile that remembers hardwood and nice white bathrooms with two stalls a piece and double sinks. Check out OB 2’s!

Ob2 even holds events in the off season for owners like a Santa pancake breakfast!

Dear President Anton (and OB3 Board),

Regarding the matter of elevating the club house, unless it is absolutely desirous of the club to have an elevated structure it may not be necessary. I think most “homes” that were flooded by Storm Sandy received a “substantially damaged” letter. “Substantial damage” means that the structure sustained damage that was more than 50% of the pre-storm market value of the “home.”

I do not know what the cost of the damages to the club house were as a result of storm Sandy, but if the damage did not exceed 50% of the pre-storm market value then the elevation requirement should not apply. Furthermore, these guidelines/rules pertain to “homes” or residences and are related to obtaining State and Federal funding for rebuilding/elevating “homes.” The club house certainly is not a “home.” I view the club house more as a utility structure. One certainly would not elevate a shed or garage.

If the club wants an elevated clubhouse, so be it. But, if the effort and expense of razing the club house and building a new elevated structure (that may not be of practical use) has been precipitated by the receipt of the “substantial damage” letter, then I think it might be wise to pursue a tactful dialogue with the individuals of authority from the municipality to determine if the elevation is in fact required or even appropriate given the type of structure (and perhaps the lack of actual damage sustained).

The Club has known if they had a substantial damage flag that no permits would be issued from Toms River. Many of us have had to deal with this before facing a deadline.

can’t wait to see it, where is maintenance going to work? sell the office and move it to a second floor of the new club house. that sale of the club office building money will go toward the new club house and the people of ocean beach will have a office in their community. will the playground be too close to the new club house? can they be reinstalled again later? We have been owners since 1997. Our children spent all of their summers there, enjoying the Bay Beach, taking swimming lessons, playing games, eating Italian ices, doing crafts. We have been saddened to see the place fall into disuse, in part due to the stinging creatures, in part due to the habits changing over the summers lost to Sandy, perhaps in part due to there being fewer young children in the Community. The new clubhouse must be open during the day and early evening. There have been cases when I brought a book and a chair to the Bay Beach during normal operating hours, and was denied entry to the building by the on-duty Lifeguard sitting inside. If the new clubhouse is similarly unavailable (In my case, specifically the bathroom), its value to the community is diminished. Somehow, someone needs to be on-duty during the day, even if they cannot sell enough to justify their salary.

I imagine that there will be financing involved, which will result in amortized payments spread out over some number of years and probably considered a lien on each property. I would like the choice to pay (assuming a $400,000 building loan) the $400 all at once, rather than be billed $40 a year for 20 years. I am sure that I am not alone in this. If 20 percent of the community chooses this option, it would cover a down payment.

Monica. I have been in OB 3. For over 50 years I understand the need to have a new club house. But I think it would benefit the community if you are thinking of a new club house. Would be great. But I suggest renting it out to a outside vendor and let someone else do the inside. And run it. It would save the members money and generate income for the community.

Monica,

I would prefer we put our money into something we could all use and enjoy . A beachfront boardwalk that would a go all the way from the north end of OB to the south end so we could use it for exercising as well as just strolling. It could be modelled on the Lavallette Boardwalk with benches and shaded sitting areas but maybe not quite as imposing. Also it should include access to the beach that people with children and older folks could easily navigate their way over the dunes. Probably
ramps instead of stairs.

On a separate note, I think you’re doing a great job as president. I’m on a HOA Board in Florida so I can appreciate some of the difficulties you are dealing with.

I have made over five visits to the township of Toms River and have been in contact with FEMA- I have copies of the deed and drawings for the land in question from the town and have spoken to the town Engineer. Without going into all of the details that I have discovered- I would say that there are many questions and concerns that need to be resolved before we move forward. I am going to join the clubhouse committee to help prevent a disaster from occurring. With proper planning and transparence to the membership, this could eventually be a good thing. Let’s just slow down and make sure we know what we are doing. Measure twice cut once is just common sense.

I would like to make an informed decision about the Ocean Beach and Bay Club Clubhouse. I expect the Board of Trustees and the Clubhouse Committee to provide factual answers to the following questions:

1. How much would it cost to FLOOD PROFF the existing Clubhouse?
2. What is the cost to raise the existing Clubhouse to the minimum height required?
3. What is the cost to build a new Clubhouse, utilizing the existing footprint, to the minimum height required? I would also like a truthful explanation of the events that led to the Clubhouse receiving a “Substantially Damaged” letter.
I am also concerned about the new parking requirements. Has the Committee investigated the environmental impact of additional parking?

Will the proposed plan to build a new clubhouse and associated increase in assessment be put to a vote for OB 3 members to decide whether to approve or disapprove? What are the asking prices for the lots for sale on Rt. 35 North? Specifically the current OB Club and the lot near E/W Flamingo Way? Thank you.

I am disappointed to see that there is a new committee for the clubhouse since I volunteered to be on the old one. I was the only member who lived adjacent to the bay beach and was able to bring the perspective of that proximity. When I came from FL for the summer in mid-May, I made a point of watching the use of the bay beach and saw very little activity, as can be attested to by the lifeguards, Only when the rip tides closed the ocean beaches a few times were there more than a few people at the bay beach and clubhouse and playground. People will not sit in the sand or play on the playground if they can’t use the bay beach for a cool refreshing dip or swim. So daytime activity is usually very limited. And we cannot plan to eliminate the jellyfish that cause the lack of bay beach use. And building a facility to house social activities for less than 6 months a year is also questionable at best, especially given the number of such already existing halls on the island with limited usage. So I guess that’s why I’m not on the new committee. Understood. I agree with a facility to house the equipment for maintenance and lifeguards, but even moving the office is questionable since it may mean the addition of elevators to a raised building for handicapped, and more paving and auto access off Rt 35 into and out of the area. The other uses would probably not require raising the structure or paving. I realize that by having been labeled “significantly damaged” by Sandy there may be permit issues with other approaches, but before going down the road of possible $1000 per home expenses, we should be certain that the alternatives have all been thoroughly researched. If that’s been done and the decision made, then lets begin. I again offer my support for the 5 months I’m here and by phone afterwards.

Ob2 clubhouse , (on the bay!!) had about 6 feet of water was not 50%damaged. If you have a 2 story home in Lavallette and 5 feet of flood water and a 2 bedroom bungalow in OB with the same amount of water, the $100,000 deprecated OB has to be raised but the $200000 home with the same amount of water DOES NOT!! Seems like Toms River rules favor the more affluent people!!

Club house is no longer an necessity. seldom used it in over 50 years as a member. Playground OK not club house

Knock down the clubhouse. Done. Stop asking us for money.

I do not approve building a new club house

Please know that I am very concerned to find out “our” one parking lot on 35N has been sold without a membership vote. This lot is used by many throughout the OB3 season by renters, friends, and family. It has prevented people from parking on our roads, which as you know is not allowed. If we don’t have parking lots for an overflow of cars, I’m sure security will be unnecessarily busy and taken away from more pressing matters. Again, this should have been voted on by our membership. I am also concerned regarding the building of a new club house. The majority of members, I understand, have not responded to the survey regarding our clubhouse and whether they use or do not use this facility. From what I have read there are many who are not in favor of a new clubhouse, much less a larger more costly one. I believe we need to address the building of a larger clubhouse at our Annual Membership Meeting in October. We need to vote, and not be told this is what will be built, like our parking lot being sold without a membership vote. I for one know members use the ocean beach more than the bay beach. I would also like to know who owns the clubhouse or land the clubhouse sits on if it’s not the membership. This would be extremely important regarding ownership and responsibility/liability of ownership. Without jumping head first into building a new larger clubhouse, I believe finding ways to pay for a new clubhouse, over time, would be a more prudent way for this to be approached. The cost of a new clubhouse will undoubtedly be a hardship to those on a fixed income, and those still paying for building or repairs after Sandy. I look forward to our Special Membership Meeting on September 28th, and deciding what is best for all members regarding the possible rebuilding of our clubhouse. There are a lot of questions which need to be answered. Thank you for taking time to read my letter at this special meeting.

We definitely need a new club house. It will enhance OB111. Need member input as to cost and size.

Hi, I wanted to share some feedback on the rebuilding of the OB3 clubhouse. My family has been owners in OB2 or OB3 for 35+ years. We have owned in OB3 since 1995. The clubhouse was a key part of our summer at the shore this year. My 3-year-old Nick enjoyed the arts and crafts, skeeball, ice cream socials, tie dye, and other activities throughout the summer. We’re looking forward to when Henry, our 4-month-old, can do the same. We have noticed a marked difference in the community engagement over the last two years. This is partly because we have children, but I think the general attitude has changed to become more positive. OB3 and its community is one of the many reasons we continue to own a home here. If we didn’t want the community aspect, we could move somewhere else. An new, modern clubhouse will only stand to enhance the aspect of community among OB3 members. Please consider the following points when redesigning the clubhouse:

1. A raised structure so that a garage/workshop can be located on the ground level. This would effectively double the function space on the main level while keeping the same overall footprint.

2. A west-facing outdoor deck to replicate what the existing clubhouse allows. Large windows or sliding glass/accordion doors might be appropriate for the west wall.

3. Constructing the main function space with the maximum amount of flexibility. It should be wide open or maybe potentially dividable with paneled accordion doors.

4. Wiring and installing a sound system in the ceiling or walls that could support music, movies, or PA announcements.

5. Constructing a vestibule entrance that includes a door to a main office and a different door to the function space. This means that the main office could remain open while the function space is locked off or vice versa.

6. Digitizing paper records stored at the existing office so that the overall footprint of the office could be made smaller. This would allocate more space for the function area.

7. Offering the main function area to serve special events (for a rental fee) including showers, birthday parties, small weddings, etc.

8. Expanding parking to make rentals more appealing–right now the parking wouldn’t be able to accommodate a medium-sized event. If the parking was expanding along the east side of the property to the north it would allow for additional parking. Unfortunately, we will not be able to make the member meeting–we live in Boston with two young children. Please let me know if you have additional questions or need clarifications.

I was reading the comments on the clubhouse and I love the idea of holding classes there such as yoga. Bring a yoga instructor in. A portion of the class fee could go to the club. Also I think you should allow the clubhouse to be rented out during the season for private parties during the day. Most people seem to go over there to see the sun set. It’s pretty quiet during the day hours when most people are at the beach. Look forward to hearing more about the plans.

Good day everyone The clubhouse according to previous information has to be replaced correct? You want input from members. I think we need the input from the board before this got to this point. Today is Sunday sept 8th. We have just missed a storm out at sea Dorian. We missed it, it did not come ashore and yet today two days later the clubhouse grounds are flooded today apparently from last nights high tide! It is a mess. I personally don’t understand how even raising it above flood prone area is going to accomplish what your dreams are. Can’t change Mother Nature or water table therefore common sense tells me we could have a clubhouse on stilts but underneath will still flood and can’t park. Look at rt 35! It floods several times a year and police divert traffic and close the road. The boat basin come up it smells ugly. So, let’s somehow figure a plan that allows us to follow whatever is deemed necessary according to our documents. Scale way back. Provide only enough to meet the needs of having a clubhouse if that is a legitimate requirement. Listen to the people. Take time slow down. We have to do what we have to do ok. Thank you for asking input.

Ocean Beach Trustees, I first want to reiterate that I am disappointed you changed the date of the fall meeting with so little notice (and added the special meeting on a different weekend from the original fall meeting date). I block out my calendar for the biannual meetings as it’s important to attend to receive crucial updates on our community. In addition, I emailed Brian Quinn after the spring meeting that I was interested in volunteering for the clubhouse committee and I never heard back. I remain interested in being included in this committee. I agree that a new, larger, raised clubhouse is much needed in our community! I envision a larger building than the existing one that’s raised with an enclosed garage underneath for all the OB vehicles and equipment. Inside – at least 3 unisex bathrooms, large windows, porcelain floors, a full kitchen, high ceilings, and skylights. The clubhouse should have central air and heat so it can be used year round. Outside there would be a large patio overlooking the bay beach and wrapping around one side. I am excited for the possibility of being able to use the clubhouse for multiple activities including summer social activities (arts and crafts, paint and sip, pirate bingo, movie night), the biannual meetings, office space, and more. I look forward to helping you with this project!