Important Information About the September 26 Membership Vote

OBSC1 Members:

On September 26, 2026, OBSC1 members will be asked to vote on the proposed amendment concerning building height and related construction standards. Every eligible owner’s participation is important. Whether you support or oppose the proposal, we encourage you to review the materials, ask questions, and cast an informed vote.

The existing 28-foot height limitation is contained in the OBSC1 Bylaws. Therefore, the proposed change must be considered by the membership through the bylaw-amendment process. Under the Bylaws, adoption requires approval by two-thirds of the ballots cast by eligible members at the properly noticed meeting. This does not mean that two-thirds of all 321 owners must vote in favor. It does mean, however, that each ballot cast can meaningfully affect the outcome.

Why This Vote Matters
OBSC1 is a unique community. Together, our members have an interest in the Association’s roads, beaches, marina, and other shared facilities. Our governing documents help establish understandable and consistent standards for maintaining the community, reviewing construction, and protecting owners’ shared interests.

The September 26th vote is important because the proposed amendment may affect:

  • How owners may elevate, rebuild, or modify their homes;

  • The maximum permitted building height and how that height is measured;

  • The treatment of attic storage and usable space below elevated homes;

  • The standards applied to future construction applications; and

  • The Association’s ability to administer its building requirements consistently.

These issues may affect owners differently depending on the location, design, age, and future plans for their homes. For that reason, we encourage everyone to consider both the community-wide effects and the practical impact on individual properties. 

Background
Many of OBSC1’s governing provisions were adopted years ago, and certain building requirements were revised following Superstorm Sandy in October 2012. Since then, flood-elevation requirements, construction practices, and the needs of homeowners have continued to evolve.

Recent disputes have also raised questions about the interpretation and enforcement of OBSC1’s existing height and building restrictions. Some owners have asked whether their homes comply with the current requirements, while others are seeking approval for upcoming construction or elevation projects. Allegations concerning particular homes have not necessarily been adjudicated or established as fact.

The Board believes the membership should now decide whether the proposed standards provide an appropriate and workable path forward. The Rules Committee’s report and proposed amendment should be reviewed carefully before the vote.

The Board's Recommendation
After considering the Rules Committee’s proposal, which was previously made available to all members and is also still available for your review on the OBSC1 website, the Board recommends a YES vote to amend the By-Laws. The Board believes the proposal is intended to:

  • Give homeowners a defined framework for elevating or reconstructing their homes while preserving appropriate usable space;

  • Establish clearer standards for roof design, attic storage, and maximum building height;

  • Balance the needs of owners who wish to rebuild or elevate with community concerns regarding excessive height, views, and neighborhood sightlines;

  • Reduce uncertainty in the review of future construction applications;

  • Reduce the potential of future litigation relative to new construction given the clarity of the proposed rule;

  • Potentially increase property values by adding clarity to the construction rules and allowing usable underneath space and roof attic; and

  • Clarify the treatment of existing homes and work previously approved by the Association or developer, as described in the accompanying materials and responses to questions.

The Board believes that clearer, membership-approved standards may reduce uncertainty and help the Association apply its requirements more consistently.

Owners should review the precise language of the proposed amendment to understand exactly which existing homes, approvals, and future projects would be covered. If there is any difference between this summary and the proposed amendment, the language of the proposed amendment controls.

Please Participate
The meeting on September 26th will focus on this proposal. Because approval depends on two-thirds of the ballots actually cast by eligible members present, participation matters. A small turnout would leave an important community decision to a limited number of members.

Before voting, please:

  • Read the complete proposed amendment and Rules Committee report;

  • Consider how the proposal may affect both your property and the community;

  • Submit any questions in advance when possible;

  • Attend the information session(s); and

  • Attend the September 26th meeting and cast your ballot.

An informational Zoom session is scheduled for September 17 and September 23 (if needed) at 7:00 pm. Additional instructions and access information is provided below. The session is intended to give owners an opportunity to hear more about the proposal and raise questions before the vote.

We respect that owners may reach different conclusions. Our goal is to ensure that the decision reflects informed participation by as many eligible members as possible. Please make your voice heard on September 26th.

Please read the FAQ’s - Frequently Asked Questions and Answers attached. Also, ask additional questions by email to obsurfclub1@gmail.com.

Zoom Webinar Session(s)
You must register for the session using the link below in order to attend; please be sure to use the name/email associated with your OBSC1 membership.

Register for the Zoom Webinar Here

We expect to keep the information sessions to one hour. To ensure everyone has a chance to participate, questions will be limited to 1 to 2 minutes per person. 

REMINDER | Special Meeting Date and Time
As announced in August by both email and postal mail, a Special Meeting of all OBSC1 Members will take place on Saturday, September 26, 2026 at 10:00AM at Union Church – 25 Philadelphia Avenue (corner of Route 35 and Philadelphia Avenue), Lavallette, NJ.


Thank you for your attention and continued involvement in OBSC1.

-TRUSTEES