The 27th Annual Meeting of the Villages at Ocean Hill Community Association was held on Oct. 10th.  There were 51 members in attendance and 121 ballots were cast.  The budget and the IRS Revenue Ruling 70-604 were both approved.  Dave Halla, Dan Hunt, and Beth Lutton were elected to serve on the Board of Directors for 2022-2024.

Sherie Cordell, Board Secretary, compiled detailed minutes of the meeting which are now posted on the Owner’s website and can be reviewed on

The data from the first year of Currituck County’s Stability Study on beach erosion are now available for review on  The materials available are only the analysis of the first year’s findings, but the analysis of the second year’s findings should be available sometime in the winter or early spring.  This is a three-year study of Currituck County’s 22.5 miles of ocean beach.  So far, the findings show that the Currituck beaches are stable except for the three miles that include Ocean Hill, the Villages at Ocean Hill and the beaches directly north of the horse fence.

In this newsletter, the BOD wanted to take the opportunity to explain the thinking that goes into all the decisions we make for the Association.  Our documents charge us with making fiduciary decisions and this includes making sure that the decisions we make do not put the Association in positions where it could be held legally liable and potentially sued by a member, guest, or outside entity.  Unfortunately, we live in a litigious society.  Therefore, the Board at times has to consult with outside counsel or authorities before making a final decision or taking action on any given topic.  We have a board member who is an attorney and that is very helpful, but she does not serve as the Association’s attorney and we do seek independent legal advice when needed from a practice that is very familiar with Currituck County Courts and Judges.

One example of a situation when we needed to consult multiple parties before a decision could be made is the following.  In 2020, when we began addressing the issue of trespassers parking in our oceanfront parking lot, we contacted the Sheriff’s Office, outside counsel, and the local towing company to see what assistance they could offer.  The Sheriff’s Office advised us not to get a tow truck as the act of “breaking into” a car to release the emergency brake so a car could be towed would put the Association in the wrong and we would be liable.  We also contacted our outside counsel who strongly advised us against towing.  He used the example of a car being towed and someone having medicine in the car that they needed to retrieve.  If they were not able to do so, this could lead to potential liability.  He said that in this case the party having the car towed could end up in court with a costly legal suit.  We also contacted the only towing company in Corolla at that time, A-1 Towing.  The owner told us he would not tow a car for anyone but the owner of the car.

In a situation such as this example, the prominent desire may be to have a car towed, but in reality the cost of doing so, even if there had been a towing company willing to do it, could have cost the Association a lot in legal fees and a potential court settlement.  The BOD has the responsibility to protect the Association’s financial wellbeing both by careful budget planning and decision-making.

The Grounds Pros will be conducting a major prune on the Russian Olives on the four corners of Ocean Blvd. East and West and Rt. 12 and Windance and Rt. 12.  This work will take place over the next several months and will result in the bushes being reduced in size to about two feet high.  When first pruned they will be left with few if any leaves and it is a dramatic change in appearance.  However, the bushes will fill out again as the weather begins to warm-up and by May they should have all their leaves back.  We had the bushes reduced in size this way about 10 years ago and you can see that they all came back and are thriving.

There is a two-fold reason for cutting the bushes back in this manner in addition to it being good for this particular type of bush.  The first is that the bushes have gotten so large that there are visibility issues in some places for pedestrians, motorists and cyclists.  The second reason is that the men who work for the Grounds Pros now have to get on ladders to cut back the bushes to prune them.  The second reason motivated the Grounds Pros to offer to cut the bushes back for free.

Since the Landscape Committee has worked with Tim Leah for 20 years and has great confidence in his ability and knowledge and we successfully cut the bushes back in this manner 10 years ago, we accepted this offer.  Both parties, the Grounds Pros and the Landscape Committee have agreed that in the future we want to keep the Russian Olives to a maximum height of three feet tall on these corners.

Over the winter, the Grounds Pros will also be cutting back the Junipers in most of the interior islands that have gotten very full.  Those bushes were never intended to get so big, but have adapted to the climate in Corolla and grew much larger than they were supposed to grow.   Therefore, we are faced with having to cut them back periodically to properly maintain them.

There was a tragic loss of life this summer in Corolla Light when a young child died in an elevator shaft within a few hours of his family arriving at a rental home while everyone was busy unpacking.  North Carolina does not require that elevators in private homes be inspected.  The BOD encourages owners of homes with elevators to voluntarily have their elevators inspected and post warning signs as to the dangers to young children if left unsupervised.

The Chairpersons of both the EC and the Landscape Committees thank the members who have volunteered for their respective committees.  We will get back in touch with you before the first of the year to let you know who will be asked to serve on our respective committees.

Anyone interested in helping to hang holiday wreaths on the main entrance and street signs, as well as in the Fitness Center, please contact Fran Hamilton.  Fran will be coordinating the efforts over the next two weeks.  Fran can be reached at or 252 256 3900.





September 22, 2021

Fellow VOH Members:

We were just notified that Phil Gerhardt has, for personal reasons, withdrawn his name for consideration for the VOH Board of Directors to be elected on Sunday, October 10th at 9 AM in the Corolla Library annex. If you have not yet submitted your Ballot, please cross off the candidate Phil Gerhardt from those running for the Board.

The current slate of candidates for the three (3) Board of Directors positions is now as follows (alphabetically):

  • Dave Halla
  • Daniel Hunt
  • Craig S. Losty
  • Beth Lutton
  • Rob Timmins

You may vote for 3 candidates for each lot owned.

We are giving each Owner that has already sent in their Ballot selecting Phil as one of their three choices the opportunity to change that vote. This can be done in one of 3 ways:

  1. Notify Bryan Smith, the VOH Manager, by email at and request a new Ballot be sent to you. Follow the same procedure used previously of sending the new Ballot by mail, email or scanned for receipt not later than October 8, 2021. Fill in all of the Ballot again, except cross off Phil Gerhardt’s name. Upon receipt by the VOH, your first Ballot will be nullified and superseded in its entirety.
  2. Notify Bryan Smith by email at and indicate in your email that you wish to change the Ballot you already submitted from Phil Gerhardt to another candidate. Identify yourself by giving your full name and your address and provide the name of the candidate you wish to vote for instead. This email will be attached to your Ballot when the Ballots are counted. Only the one vote change is permitted.
  3. When you attend the Fall Meeting, Sunday October 10th in the Corolla Library Annex, there will be a time to request a return of your previously submitted Ballot and you can change your Ballot selection from Phil Gerhardt to another candidate.

If you do not change your selection from Phil Gerhardt to another candidate, your vote for that one candidate will be lost.

If you have not yet submitted your Ballot, please cross off the candidate Phil Gerhardt from those running for the Board.

For those of you who receive this communication by mail, we have enclosed a second Ballot for you to submit with the change on the Candidate section.

On behalf of the Board of Directors,

Sherie Cordell, Secretary


The BOD is happy to announce that we have been contacted by the Corolla Library and informed that the room next to the library is now open on the weekends and will be available to us for our Annual Meeting on Oct. 10th. This means that the previously announced restriction on only one owner per property is lifted and seating will be available. However, refreshments will not be available and masks will be required.

Please plan to join us as we welcome all our new members. The Currituck County Library is located in the Currituck County Satellite Office at the corner of NC 12 and Schoolhouse Lane across from Winks.

Beth Lutton, President
The Villages at Ocean Hill Community Association, Inc.



We hope this newsletter finds you and your family enjoying good health and your summer. After Governor Cooper announced the lifting of social distancing and mask restrictions on May 14th, the BOD and Management began the preparations for opening the community pools, Sharky’s, and the Fitness Center to pre-Covid capacity and conditions by Memorial Day. The transition has gone smoothly and the community is back to functioning normally.


The Fitness Center is now open from 7am- 5pm. Patrons can still use the Scheduling Tool to get a sense of how many individuals might be in the facility at any one time, but walk-ins are now permitted. The BOD did vote to limit the number of patrons from any one house to four at a time, but attendance overall is up.


As you may recall, I mentioned in the last newsletter that the BOD, on behalf of the VOH, had brought a lawsuit against Midlantic Builders, LLC. The purpose of the lawsuit was to obtain certain common properties that Midlantic had failed to convey to the VOH once it had sold all of its properties within the VOH in 2013. I am happy to report that we were able to reach an agreement with Jim Bickford, the owner of Midlantic, and he conveyed two common properties along the west side of Rt. 12 on June 22nd and the lawsuit was dropped. The significance of this is that one of the two properties is close enough to the oceanfront parking lot that the County is willing to consider permitting the VOH to convert that parcel to a satellite parking lot. As you may be aware, the VOH has a compelling need for beach access parking as more homes are constructed.

As of this writing, we have 213 completed homes and 6 under construction that will be completed by the end of this year. Plans for two more homes have been submitted and with the addition of section 6C we are now a community of 257 potential homes. There will be 33 lots left to develop. Most of the lots are on the west side of the community which means that those homeowners will travel the furthest to get to the beach and place the greatest demand on the parking facilities.

The parcel under consideration as a potential parking lot is over 87,000 sq. ft. in size. The first step will be to have it surveyed to determine the amount of usable space there is, as some of the property may be wetlands. The next step would be to obtain estimates for turning the area into a parking lot and determining the best way of securing it as a parking lot for VOH members and their guests ONLY. The third step would be to put the project to the community for a vote. The BOD anticipates that the survey will be done in the Spring of 2022, but the actual project would be slated for 2023.


Bryan Smith, VOH Manager, is in the process of obtaining bids for resurfacing the roads on the west side of the VOH in phase 3. This includes all the roads on the west side except for Lost Lake Lane, Bear Foot Path and Still Water Court, which are newer roads. All the roads on the east side were done over the past seven years. Resurfacing the roads on the west side will bring the BOD’s Five Year Plan for revitalizing the VOH Amenities to completion. All of our existing amenities will be in good shape for many years to come, which will allow our Reserve Fund to grow.


Over the past ten years, there has been real concern that the northern Currituck County Outer Banks Beaches have experienced erosion. The County has hired Coastal Planning and Engineering of North Carolina, Inc. (CPE) to conduct a three-year study regarding the stability of the Currituck’s northern beaches and to assess the need for beach nourishment. I spoke with Commissioner Bob White, our County Commissioner, in early June about the results of the first year’s study. He explained that they take their measurements in May and provide the results in the Fall. CPE has, to date, taken two years’ worth of erosion measurements, but the second year’s analysis will not be available until this Fall. Commissioner White said that the first year’s findings showed that most of the beaches were fairly stable except for a three-mile section that includes Ocean Hill and the VOH.

He said that the County is taking a very measured approach with this study that is not designed to offer solutions, but just to collect data that will then be used by another company to design a solution. Commissioner White added that because the Corolla area tends to get only glancing blows from hurricanes, the Commissioners felt that they could take the measured approach of having a three-year study to collect the data necessary and then make an informed decision about the next step.

Commissioner White sent me a copy of the report that is very long and technical and I shared it with the rest of the BOD.

He made the point that beach nourishment is expensive and only a temporary solution. If beach nourishment were started it would require Federal Government matching Funds. To qualify for government funding, we would need to develop 100 feet of dry sand beach that requires dredging 350 feet out into the ocean. Some of the downsides of the dredging are that it has to be done in the summer which would disturb the tourist season and the beach; we could end up with a different quality of sand; dredging can kill off some forms of sea life that live close to the shoreline; and dredging can cause rip currents to develop. Also, once beach nourishment is begun, the process needs to be repeated every several years.


The impact that COVID has had on the timely delivery of our pickleball and volleyball Courts were totally unforeseen. This construction project is a snapshot of what went on all over the country in the past fifteen months. These are not excuses, but simply facts that the membership has a right to know.

As I mentioned in the April newsletter, there was a problem getting a local company to pour the asphalt for the pickleball courts as one of the local companies had recently been sold and the other company said they would not be available until June. Both local companies were involved in accepting state contract work, therefore, our contractor had to go out of state to find an asphalt company. This caused the initial delay of several weeks.

Then there was a shortage of paint for the pickleball courts. Ninety percent of the paint for tennis or pickleball courts is manufactured in Texas. Texas experienced a prolonged record-breaking freeze last winter that shut down factories that made the paint and the barrels in which it is transported. The lack of availability of these materials caused an additional delay.

Factories that produce vinyl fencing, which is the type of fencing we selected for the pickleball courts because of its durability and anti-rust factor, were shut down for extended periods of time due to COVID. John McCann placed the order for the fencing for our pickleball courts over three months ago. He has been given two delivery dates and on both dates he was told that the company could not fill the order and did not know when they could because of the demand for vinyl fencing at this time. Bryan Smith, VOH Manager, has independently contacted a number of fencing companies and been told that there is a three to six month waiting time for vinyl fencing. He has also been told that there is presently a 400% increase in the demand for vinyl fencing.

Labor is very difficult to find. John McCann, of Outer Banks Tennis Contractors, LLC, typically has a crew of four men working with him when he takes on a project such as ours. His crew contacted him right before he was scheduled to begin our project to say they were unavailable. Therefore, John was forced to take our project on by himself, which protracted the time frame for getting the job done.

As you ride up and down RT. 12 there are many signs for businesses looking for help and restaurants that should be open seven days a week during the summer season that are advertising that they are only open five days a week because they can’t get enough help. The challenge John faced in getting this job done is being felt by businesses all over the OBX. Delays have been prominent throughout the OBX this Spring and Summer.

We don’t know when the fence will be installed, but we will open the pickleball and volleyball courts for use in the next few days. As soon as John obtains all of the sections of fencing he needs to install the fence he will return to do that, but in the interim, we want the members and their guests to be able to enjoy the new amenities. The BOD decided to postpone the repairs and color coating of the tennis courts until this Fall or whenever John returns to put up the fencing on the pickleball courts since the repairs on the tennis court also involve removing and replacing one side of the tennis court fence.

At the recommendation of the County Building Inspector, we not only replaced the walkway between the tennis court and the pickleball courts but also added an additional walkway along the outside of the pickleball courts that runs up to the volleyball court. These walkways were an upgrade and were built seven feet wide out of stone that makes them stable and capable of being accessed by a wheelchair. They conform to ADA Standards and a crossover between the two walkways was added. These modifications to the original project design cost an additional $10,585.45.

Once John leaves, Tim Leah of the Grounds Pros, and his people will come in to replace old and install new irrigation lines, lay sod, and re-establish our plant beds. Because of the heat, the planting of some plants will be postponed until the Fall to make sure the plants survive. These will become landscaping replacement items that will be charged to the Capital Reserve.


There are three Board members whose terms are expiring and some of them may be running for reelection. However, if you would like to run for election, you should submit a bio and a short statement as to why you would like to be considered for the board to Bryan Smith at no later than 5 pm on Friday, August 20, 2021. The Board meets once each month for two and a half to three hours either in person, pre-COVID, or by conference call, post-COVID. However, interim work is always necessary and demands time. There are also special meetings as needed. This is a very active board as there are many issues to address and frequent emails are exchanged. Anyone interested in serving should be in the position to devote the time necessary to meet the demands of the position. It is very helpful if a Board member lives in or visits the VOH frequently to see the issues as raised, although this is not a requirement.


The Annual Meeting will be held on Columbus Day Weekend, Sunday, October 10th from 9 am until 12 pm at the meeting room next to the Corolla Library. At this time the meeting room is still closed, but we have been told that the County fully expects it will be open and available for use by this Fall. We will keep you posted and hope to see as many of you as possible at the meeting as we celebrate returning to normal operations.

On behalf of the Board of Directors of the VOH, I hope you enjoy the rest of your Summer.

Beth Lutton, President
VOH Homeowners’ Association



The BOD hopes this newsletter finds you and your families well. As you know, this newsletter is in lieu of an in-person Spring Meeting and the BOD would like to thank all those members who submitted questions. You will find attached all the questions highlighted for easy reference so you can pick which topics most interest you. The Q&A will also be listed on the Owners’ Website for future reference.

At our meetings we always make a point of welcoming new members and therefore, on behalf of the BOD, I would like to formally welcome the 45 new members who joined the VOH in 2020 and the 16 new members who have joined our community so far in 2021. That number represents 48 homes that have been purchased and 13 lots.

Additionally, of the 43 platted lots in our community, 8 now have houses under construction on them. Phase 6C off of Windance is in the process of being platted and has already submitted plans to build a house on one of their three lots. Once Phase 6C is platted we will expand to a community of 257 platted lots.

The long-range financial effect of a lot transitioning from an undeveloped to a developed state is that it adds an additional $500 to the Operating Fund each fiscal year. For 2022, we can anticipate that we can add an additional $4,500 to the Operating Fund due to this type of transitioning.


According to our documents, a developer is required to turn over all common property to the Association once they have completed all improvements. This has not happened with Midlantic Builders LLC, which sold their last property in the VOH in 2012. The BOD began to pursue a transfer of deeds through its attorneys in 2018. However, since this was not successful, the BOD recently approved the filing of a Complaint or suit in court to obtain the deeds.

These deeds are important to the VOH if we want to expand our parking capacity. As you may be aware, the VOH has an oceanfront parking lot with 37 parking spaces, two of which are restricted to handicap parking. We have a second ocean side parking lot with 19 spaces, one of which is designated for bicycles off of Windance at the Tasman parking lot. In 2018, the BOD approached the County Planning Commission and asked if it would be possible to put a satellite parking lot on one of the common properties off of Rt. 12. They did a preliminary review and indicated that there was one common property that was within 1000 feet of our oceanfront parking lot that they would consider permitting us to convert to a satellite parking lot. However, we would first need to apply for an amended Sketch Plan. Before the Association would begin the process of having a survey done or applying for an amendment to the Sketch Plan, the BOD feels strongly we must obtain the deed to this parcel of land along with the other parcels that Midlantic still holds in the VOH and this is why we have made the decision to file a suit.


The asphalt for the pickleball court is scheduled to be poured on April 22nd, weather permitting. Once poured, it will take thirty days to cure before the courts can be striped and the finishing touches can be added. However, as soon as the asphalt is poured, the fence will go up and the additional work around the court will commence including the restoration of the landscaping.

A delay in construction was experienced when the original company that was contracted to pour the asphalt was sold and the new owners elected to accept state contracts rather than fill smaller contracts and the contractor building our courts had to find a different company to do the asphalt work.


In our October Board meeting, the BOD discussed the fact that there were many new homes under construction within the VOH that would be completed before the 2021 summer season. Therefore, the Board approved prorating the dues and at such time as there is a Certificate of Occupancy and Use issued by the County, the dues would be prorated beginning the following month for the rest of the year. At that time, they would also be issued parking pass(es) to the lots, and use of the two pools, tennis and pickleball courts, and Fitness Center without a fee.


Technical Change to the Environmental Policies and Procedures
Provisions. On January 21st, 2021, the Board voted to accept the
Environmental Committee’s recommendation to change the wording pertaining to Section C. Architectural Principles and Standards; 2) House or Structure Height Limit states: No home or structure shall exceed a height of thirty-five (35) feet as measured from the average grade of the foundation to the highest point of the roof, including all portions attached to the roof excepting ornamental cupolas and weather vanes”.

The new language is: ” No house will exceed the mean height
of 35 feet as stated in Currituck County, NC Unified
Development ordinance 10.13, Section 10.3 Rules of
Measurement, 10.3.6 Height, A. Definition”

This notification of change begins a thirty-day period of comment by the membership. Because there is presently no public hearing possible, please send any comments you may have in writing to the BOD c/o Bryan Smith at After the thirty days have expired and the BOD and EC have reviewed comments from the membership, a vote will be taken as to whether or not to approve this technical amendment to the EP&P.

On behalf of the BOD, we wish you and your family a happy and healthy Spring and Summer and we hope you enjoy reading the attached Q&A and learning more about your community.

Beth Lutton, President
VOH Homeowners’ Association



On Jan 28th, the Fitness Center was closed after a patron informed the BOD that they had tested positive for COVID 19.  Management took immediate action to notify the Health Department and make arrangements to have the Fitness Center fumigated.  The Health Department took the position that, with the circumstances as presented, they would not do contact tracing.  Thereafter Management notified all individuals who had used the Fitness Center at the same time or after the patron who self-identified.  The two-stage professional cleaning of the Fitness Center was completed on February 1st when the floors and all the equipment were wiped down. The Fitness Center reopened on February 2nd.

At the time that the Fitness Center closed, Bryan Smith contacted Mary Beth Newns, County Emergency Director to review our protocol.  Should this situation again occur, the same protocol will be followed.

Currituck County has made the decision to discontinue recycling in Corolla starting April 4th.   If you go to the Currituck County website, Currituck County ,, and click on recycling you will find an article on Corolla Curbside Collection Changing April 4, 2021- Currituck County.  Corolla Curbside Collection Changing April 4, 2021 – Currituck County

If you click on “read more” at the bottom of the paragraph, it will offer details behind the Commissioners’ thinking and a phone number for the Public Works Department (252) 232-2504 if you want to obtain additional information.  The Public Works Department is also collecting the names of Corolla homeowners who are interested in subscribing to recycling services with Bay Disposal and Recycling on an individually basis.  The cost of the service will depend on the number of patrons who sign-up for the service and the number of households they need to subscribe has been reported as 250 from one source and 400 from another.

At the request of the BOD, Bryan Smith has made contact with both the County and Bay Disposal and Recycling to obtain more information about options that might be available to the VOH as well as individual members.  He was informed by Bay Disposal and Recycling that they were, “blindsided” by the County’s decision and that at this time they were not in the position to provide any information as to what the cost would be to individuals or associations to obtain recycling services in Corolla.  They did say that they do provide service to associations in other counties.  Bryan was able to share with the BOD information from Bay Disposal and Recycling’s website that says they charge $12.45 a month per container to individuals for recycling services in Kill Devil Hills.

As we obtain more information, we will share it with you, however, we encourage members to call the phone number provided to obtain your own information.

The demolition of the sports court began Feb. 8th.  During Phase I of this project, the existing court and surrounding fence will be removed and the foundation laid for the future pickleball courts.  The walkway between the sport and tennis Courts will also be removed and replaced with a porous material that is ADA compliant.  Phase II will occur when the temperature is warm enough for the surface of the pickleball court to be applied and cured.  At that time, the sand volleyball court will be installed and the fencing around the new pickleball courts installed.

During Phase I, three feet of the existing tennis court will also be cut out where tree roots have invaded the surface of the court and created cracks.  The side of the tennis court that runs parallel to the walkway exceeds the standard tennis court size and can be reduced by three feet and still be regulation size.  The plan is to move the court and fence in three feet. This should remove most of the cracks around the fringe and eliminate low areas where water tends to collect.

A trench will be dug around the perimeter of the tennis court that will be 18 inches wide and three inches deep.  It will be filled with weed retardant screening and stone.  This will improve water drainage off the courts and prevent vegetation from continuing to invade the surface of the tennis courts.  The tennis courts are scheduled to be color-coated this Spring when the weather gets warmer.  Color-coating the tennis courts is a process that is done every five years which helps to seal and protect the life of the surface of the court.

The Landscaping Project for 2021 will coordinate with the renovation and installation of the pickleball and volleyball courts.  There are four Japanese Black Pines that border the walkway between the tennis and sports court that will need to be removed as they contributed to cracking the tennis court edges.  Also all the Russian Olives that presently surround the sports court will be reduced in size as Phase I of the pickleball courts installation is being laid out.  The Russian Olives along the existing walkway have already gone through a major prune and when they leaf-out again they will be kept to a height of about 3’.  The Russian Olives that are on the south side of the sports court will be reduced to a height of about 6’ and will provide a natural barrier between the sand volleyball court and the basketball court.  The Russian Olives on the east side of the sports court will be maintained at a height of 8’ to provide privacy between the County Multi-Use Path and the VOH amenities.  The Russian Olives on the north side of the sports court will be maintained at a height of about 3’.

Russian Olives are very hardy bushes and even though they look bare after a major prune, they will leaf-out again in the Spring.  For anyone who might be concerned when you see them after the major prune, the Landscape Committee can assure you that they will fill in again and quickly.  We had all four corners of the intersection of Rt.12 and Ocean Blvd. East and West undergo a major prune about 8-10 years ago and you can see how they filled back in and that happened within the first year.

There are some Oleanders along the walkway between the two courts now.  Once the Japanese Black Pines are removed, the Landscape Committee will be discussing what low growing plants we may plant in their place to add to the Oleanders.

Caroline Emad, one of our long-time owners and an avid tennis and pickleball player, has generously offered to manage a system through which VOH members, interested in playing either tennis or pickleball can identify other VOH members with whom to play.  If you are interested:

  1. Participants should email Caroline at and provide her with your name, VOH email address and cell phone number.
  2. You will then get an invitation to Sign up with Genius to join and indicate dates you will be available.
  3. Each Court will be set up for doubles, but is not limited to doubles only.  The first person listed will reserve a court by either calling the Fitness Center at (252 453-9604), or by using the scheduling tool on the VOH website ( to “Schedule Appointment”.  The second person will bring tennis balls (tennis balls are available for purchase at the Fitness Center).

Caroline is available and happy to answer any additional questions members may have.  She can be reached at (703) 928 9913.  This is an opportunity to enjoy the VOH amenities and meet your neighbors.

The BOD thanks Caroline for her willingness to take on this volunteer project.  Caroline’s hope is that if there is enough interest, this may lead to clinics, round robins and possibly tournaments in the future.

We have had one member inquire about the ability of the VOH to invest in a cluster mailbox because the postal service will not add additional individual mailbox pick-up service to the east side of the VOH anymore.  This decision by the post office was based on a policy the Postal Service adopted and was not a decision made individually by our Corolla Post Office Branch.  The branch office does offer rental boxes inside the post office for a fee of $79 a year that is an option many people in Corolla avail themselves of.  The other option is to install a cluster mailbox.

A cluster mailbox would serve 16 households and costs $1,600 plus the cost of installation which includes having a cement slab poured, paying the post office to install the box and meeting any and all ADA requirements.  The only location where the VOH could install a cluster mailbox would be in the parking lot of the Fitness Center.  The BOD discussed the feasibility of installing a cluster mailbox and felt it is not a reasonable use of the VOH’s money when there is another option and only one household is asking for this.  However, the BOD did agree to include this information in a newsletter in case there are other VOH members who would be interested in a cluster mailbox.

If you are interested in a cluster mailbox, please contact Bryan Smith at and give him your name and contact information.  Bryan will keep a list and if we reach 16 homeowners willing to pay the one-time fee of $100 each and installation fees including pro rata ADA compliance fees, then this or a future BOD will revisit the issue of installing a cluster mailbox.


There are presently three houses under construction on the west side of the VOH and five additional lot owners have submitted building plans that have been approved.  In addition, the owner of Phase 6C that consists of three lots off of Windance near the intersection of Ocean Blvd East has submitted plans to have those three lots platted.  When the final approval from the County is given, the approved lots in the VOH will increase from 254 to 257 lots.  The owner of Phase 6C has indicated that he plans to begin building this year and the VOH may expand by as many as eleven new homes in 2021.

At the time of the 2020 Annual Meeting, Governor Cooper allowed a maximum of 25 individuals to gather indoors, although the Fitness Center was limited to less than that number because of its size.  That number has now been reduced to 10 due to the continued surge of COVID 19.  Unless that changes, the BOD is prepared to cancel the Spring Meeting as no business is conducted and the purpose is to provide the membership with the opportunity to ask and have their questions answered.  What the BOD proposes to do in its place is to publish a special newsletter that contains all questions that the membership submits with answers from the BOD.  Should things dramatically change in regards to COVID 19, the BOD will reconsider this decision, however for now it does not appear that the situation will be changing that soon.

In preparation for the Fall 2020 Annual Meeting, some members suggested that we hold the meeting outside or conduct a Zoom Meeting.  Both of those suggestions were considered, but rejected in preference for the in-person format we used.  As it turned out, it did rain that day so having the meeting indoor was a better option and several of the surrounding associations that attempted Zoom meetings reported that they were unsuccessful and frustrating to their membership.  Our desire is to communicate and answer all the questions our members have regarding the VOH.  By publishing a Q&A in a newsletter format that will go to the entire membership, we hope to achieve the level of transparency and communication we all desire.

The BOD would ask that you begin to send your Spring Meeting Questions to Bryan Smith and Beth Lutton starting March 1, 2021.  The cutoff for sending questions will be April 1, 2021 and the BOD will have the goal of responding to all the questions and get them back out to the membership in a newsletter format by the third week of April.

We hope you all stay well and safe.

On behalf of the VOH BOD,

Beth Lutton, President
VOH Homeowners’ Association



The 26th Annual Meeting of the Homeowners’ Association of the Villages at Ocean Hill (VOH) took place on October 11th, 2020 in two sessions held in-person at the Fitness Center on a drizzling Sunday morning following all COVID protocol.  The BOD and Management thanked those who attended for their cooperation in making the sessions possible and meeting our objective of offering those members who attended an opportunity to ask their questions of the BOD and Management in-person.  For those who were not able to attend or who did not feel comfortable attending, you can read detailed minutes from the two sessions that are now posted on the Owners’ section of The Villages at Ocean Hill website at under Minutes.

The membership cast 95 ballots.  The results of the ballots were as follows:

  1. Fran Hamilton and Sherie Cordell, who ran unopposed for the BOD, were re-elected to the BOD.
  2. The budget passed with 87% of the members (83 ballots) voting for the budget.
  3. The conversion of the Sports Court to two Pickle Ball Courts and a Sand Volleyball Court passed with 78% of the members voting (74 ballots) for the conversion.
  4. The IRS Revenue Ruling 70-604 was approved.

The BOD is in touch with the Currituck County Planning Department monthly to see if a formal Amended Sketch Plan has been submitted to rezone the south end of Crystal Lake in order to accommodate an application for an apartment complex.   To date there has been no such submission.  The Association’s attorney also continues to monitor the legal proceedings that could impact this situation.

The BOD is now in direct discussion with the former developer, Jim Bickford, regarding the transfer of the Common Properties within the VOH.  There is some positive movement toward the resolution of this transfer of property that the Association has been seeking since 2012.

There are three lots that are in the process of being platted.  They will form a new cul-de-sac near the intersection of Windance and Ocean Blvd. East.  It is to be named Tailwinds Court.  Once these lots are platted, the VOH will consist of 257 lots and these three new lots will contribute to both our Operating Budget and Reserve/Capital Fund.

Brad Telthorster, VOH Treasurer, presented a financial report that provided an update on the 2020 budget as well as additional information for the proposed 2021 budget.  A detailed outline of his report can be found in the minutes of the Annual Meeting that appears on the Owners’ Website under Annual Meeting 2020.

In summary, Brad reported that it appears that the revenues for 2020 will be down about $47,000 while expenses are down $29,000 due to the Fitness Center being closed.  He projects that the result will be about $18,000 less in Net Income for the year.  This reduction in income translates into a negative contribution to the Contingency Fund for 2020.

Brad also reviewed the Reserve/Capital Fund expenditures for 2021 that will include the construction of two Pickle Ball Courts, a Sand Volleyball Court, reconstructing the walkway between the existing tennis court and the Pickle Ball Courts, color-coding the existing tennis courts and re-strapping the lakeside pool table chairs.  These expenditures will come to $86,000 out of the $127,000 Reserve/Capital Fund contribution for 2021.  The Association is going into 2021 with $244,655 in the Reserve/Capital Fund with the addition of the $41,000 that will be left after the 2021 Reserve/Capital Fund expenditures.  The Association should end 2021 with $287,655 in that Fund.

Bryan Smith, VOH Manager, confirmed that the only projects targeted and completed for the 2020 GAP year were the installation of new street signs, the re-strapping of beach pool lounge chairs and the replacement of two pieces of Fitness Center equipment.

As promised, the majority of time in each session was dedicated to Q&A from the membership.  A detailed list of the questions appears in the minutes of the Annual Meeting that is on the Homeowners’ Website.   However, in summary, questions ranged from:

  1. The demographics of the community? (210 homes consisting of 10% year-round residents 20% second homes and 70% rental homes).
  2. What were the amenities usage figures? With the Fitness Center closed for the summer, usage numbers were provided for the oceanfront (3,000) and lakeside (1,500) pools respectively from Memorial Day to Labor Day.  These numbers were lower than usual because of COVID and the need to restrict the number of people in the pool enclosures at any one time.
  3. A question was raised about flooding issues related to the natural depression located between Crystal Lake Court and Clearwater Court during heavy rains.  It was pointed out that the Association had an Engineering Study done in 2019 in relation to that area that would require a Special Assessment of the Membership to implement and that the Membership voted to take no action.
  4. A question was raised about flooding on property where houses were built below the street level and the member was referred to the 2017 Board of Director’s Storm Water Position Statement.
  5. A question was raised about a line item on the budget referred to as “Marketing Packets” and whether members who do not rent their homes should be paying for this. The BOD clarified that the marketing was for the Fitness Center, not the rental house and that the Documents for the VOH require that all homeowners pay the same amount of dues and do not allow for a tiered level of payments.
  6. Full-time residents offered feedback that they did not think the new garbage rollback service was doing an adequate job and they also questioned why this service was needed. They were thanked for their feedback and Management will be discussing these deficiencies with the new company before next season.  In terms of the service itself, it was explained that many of the owners wanted the service and that rental companies would not provide this service.  Dave Halla, EC Chair, said he would be looking into recommending that rental houses add extra garbage cans to accommodate for the volume of garbage generated by renters.
  7. In response to a question about cutting back branches along the pedestrian path from the south end of Windance to Bismark in Ocean Hill, a review of the agreement with the community of Ocean Hill was given and the limitations of that agreement.
  8. A question regarding the debris on the beach was raised and whose responsibility it was to clean it up as well as an offer to form a volunteer group to clean up the beach.
  9. An inquiry was made as to how the Association came up with the figure of $500 as the correct amount for the contribution to the Reserve/Capital Fund. Bryan Smith responded that the Reserve Study had indicated that this was the amount that a community of the VOH’s size and age should be contributing to its Reserve/Capital Fund.  Beth Lutton added that this was the amount that our accountant had also recommended.

The Environmental Committee Report was not given at the Annual Meeting in order to devote the maximum amount of time to Q&A by the membership.  However, 2020 is turning out to be a very busy year for new home building in the VOH.  One house was completed in September on Stillwater Court and two additional homes are under construction on the west side of the community.  Plans for four additional houses to be built on Lost Lake Lane have been submitted and are under the review process.

The Environmental Committee (EC) will be conducting its’ annual inspection of homes and lots in November and letters of noncompliance will go out to members in December.  The EC understands that due to COVID some owners were unable to complete corrections noted in their 2020 compliance letters, and will take that into consideration as it sends correction letters for 2021.  The EC wants to thank all those owners who worked with the EC and were able to accomplish necessary corrections in 2020.  If the EC can be of assistance to any owners during their remediation process, please feel free to contact Dave Halla at 757 621 4848.

The Landscape Committee Report was also deleted from the agenda for the Annual Meeting to allow for the maximum time for Q&A by the membership.  The Landscape Committee project for 2021 will focus on replacing the trees and bushes that will be removed when the pathway between the existing tennis courts and the Sports Court is removed.  These trees and bushes are responsible for the buckling of the asphalt along that path and prior efforts to correct the buckling were unsuccessful.  The Committee will work with the Grounds Pros to identify low growing, deer resistant, colorful bushes to plant along the new path that is part of the quote for the Pickle Ball and Sports Court installation.

The BOD has had the three main ocean accesses cleaned of debris once already this Fall at the cost of $1,560.  Throughout this Fall and Winter as we experience significant weather, debris will continue to collect on the beach.  The County has not as yet said that it will be providing beach cleanup and, in light of COVID, may not have the money to do so.

The Association wants to remind the membership that the Association does not own the beach in front of oceanfront homes and just as we do not install sand fencing anywhere along the oceanfront other than in front of Sharky’s, the cleanup of damaged sand fencing that was installed by individual homeowners remains their responsibility.  In the Spring, once the weather has settled down, if the County has not taken action to clean the beaches, then the Association will revisit this issue of cleaning the beach in general, but not directly in front of individual homes.

Spirit Volunteers needed to assist Fran Hamilton in decorating and hanging the Association’s Holiday wreaths on the VOH street signs.  If you are interested and would like to volunteer, please contact Fran at 252 256-3900.  It is never too soon to get into the Holiday Spirit!!

Beth Lutton, President
On behalf of the Board of Directors



September 25, 2020

As of now, the Currituck Library is doubtful that it will be available to The Villages at Ocean Hill (VOH) for our October 11, 2020 Fall Annual Homeowners’ Meeting.  Therefore, the Board of Directors (BOD) has gone ahead and made the decision to hold the meeting inside the Fitness Center.  Because of the unpredictability of the weather and the need for members to schedule times to attend meeting sessions in advance, the BOD felt it was important to make a definite decision on where and at what times the Annual Meeting sessions will be held.  Board members and Management have determined that the Fitness Center can hold 20 individuals (five BOD members and 15 Association members) per session while maintaining social distancing.  At this time we are scheduling three forty-five minute sessions, but are open to adding a fourth session if there are enough members who want to attend and the first three sessions are full.  We ask that only one member per household sign up to attend a session so that as many households as possible can attend the Annual Meeting.

Sessions will begin on the hour starting at 9 am and will last for 45 min.  with a 15 min. break between each session.  Members will enter through the front door of the Fitness Center and exit through the back door.  There will be markings on the floor to indicate appropriate 6 ft. social distancing and we are asking that no one sit on or touch the fitness equipment.  Everyone will be expected to wear and keep a mask on while in the building.  No seating will be provided.  If you bring your own chair, we can not guarantee that there will be room between the fitness equipment to set them up and still allow for social distancing and we can not permit the equipment to be moved.  The bathrooms and water fountains will not be accessible.

To register for a session, please go to The Villages at Ocean Hill website, and click on the “Schedule Appointment” button in the top right-hand corner on the page.  Choose Appointment “Annual Meeting” and select one of the sessions.  Then input your contact information and click “Complete Appointment” to register.

At each session of the Annual Meeting, the BOD will keep its comments to a minimum with a brief welcome from the President and introduction of BOD members for any new members or first time attendees.  The results of the ballots will be announced and relevant community updates shared.  The Treasurer will give his report as well as Management.  Committee Reports will be reserved for the next newsletter so that the majority of the time can be dedicated to answering questions that the members attending each session may have.  The BOD’s goal is to keep the membership fully informed.



On behalf of the Board of Directors,

Beth Lutton, President



Tuesday, Governor Cooper announced that on Friday, September 4th at 5pm, North Carolina would move into Phase 2.5 of the COVID 19 restrictions. Mask mandates and other preventative measures remain in effect. The Executive Order outlines the conditions under which gyms/fitness centers can operate and specifies a maximum occupancy of 30% with social distancing of at least six feet between patrons.

The VOH Fitness Center Staff will now begin COVID specific training and preparing the Fitness Center for reopening on the 10th. Patrons will enter through the front door and exit through the back door. The Fitness Center will be cleaned daily from 7-8 am and open to patrons from 8 am – 3 pm. The guidelines for using the Fitness Center are attached. A REME-HALO air purification system and a UV Light system have been added to the air conditioning unit to help purify the air. Patrons are advised to bring their own water and towels as the water cooler will be removed and towels will not be available. The bathrooms will be closed to all except the employees. To protect employees and patrons, everyone’ s temperatures will be taken at the time they enter the facility and throughout the day. We ask for everyone’s cooperation in making this a smooth transition. Our primary goal in reopening the Fitness Center, is to make this amenity available to all our members, guests and employees in a safe, secure environment that all can enjoy.

Along with the Fitness Center being opened under Phase 2.5, the Villages at Ocean Hill playground will be reopened as of this coming Saturday, September 5th.

Beth Lutton, President
VOH Homeowners’ Association


During these challenging times, the Board of Directors (BOD) and Management of the Villages at Ocean Hill (VOH) hope that you and your families are well and finding safe ways to enjoy your summer with family and friends while practicing social distancing. With this newsletter, we want to bring you up-to-date on how COVID 19 has affected the day-to-day operation of the VOH, the Budget, and the plans for 2021.


The pools were opened after Memorial Day following COVID 19 guidelines. Restrictions on the number of people, who can be in the pool enclosure or the pool itself, at any one time, have been followed. Our pool attendants report that patrons have been cooperative regarding safety measures. The pool bathrooms are professionally cleaned each morning, which is necessary, but added to operating expenses.

Sharky’s was not opened this year because of the COVID 19 restriction involved in handling food and the need for the attendants to focus on patrons entering the pool enclosure. The BOD made the decision to close the lakeside pool after Labor Day as a cost saving measure, but the oceanfront pool will remain open until September 25, 2020.


The Fitness Center remains closed by order of Governor Cooper until at least August 7. We will know then if the Governor will permit gyms to open under certain COVID 19 restrictions. The conditions, under which the VOH will reopen the Fitness Center, when permitted, were sent out on June 29th.

When formulating an Operating Budget it is necessary to project the income and the expenses. The projected amount of money the Fitness Center will generate for the VOH within a given year historically was based on the prior years earnings. The amount for 2020 was $60,000 from paying patrons and represented 15% of our 2020 Operating Income. The bulk of the paying customers who use the Fitness Center are patrons who rent from April through September with the largest concentration of patrons being summertime renters. Since the Fitness Center closed on March 17, 2020, the VOH has been losing money and the longer it remains closed the greater the shortfall in the Operating Income will be. There is some savings in the fact we are not paying salaries for Fitness Center employees, but that may not be enough to offset the shortfall the loss of income is creating.


The VOH started a Contingency Fund in 2017. The purpose of this Fund is to cover
unexpected and unplanned for expenses that the VOH may face. This could be: the unscheduled replacement of oceanfront beach accesses; the expenses of a lawsuit; or covering the shortfall in Operating Income when the Fitness Center is closed due to COVID19. It is important for the VOH to keep the Contingency Fund “healthy,” so that the amount of money available for the VOH to meet its’ unexpected/unplanned for expenses is sufficient to match any presented need. Our Contingency Fund presently contains $98,795.

The Reserve Fund addresses the scheduled repair and replacement of the VOH’s amenities, such as the work that has been done on the two pools in 2018, 2019 and the scheduled work to be done on the Sports Court in 2021. Five hundred dollars is taken from each home or lot owner’s dues and is deposited in the Reserve Fund specifically for the purpose of repairing or replacing our aging amenities. For the first fifteen years of the Homeowners’ Association, the Reserve Fund contribution had been $450, however, a previous BOD increased the contribution to $500 per member when it was determined that the $450 contribution was not keeping pace with the depreciation of the amenities.


COVID 19 has substantially lowered the VOH’s anticipated income and increased its expenses relative to the 2020 Budget. Due to the Fitness Center being closed during the peak income producing months, it is likely that we will have to withdraw money from the Contingency Fund to cover the shortfall in our projected Operating Income. There will also be no contribution to the Contingency Fund this year. To avoid such a shortfall in 2021, the BOD is considering the strong likelihood/necessity of raising members’ annual dues 4% to 5% for the 2021 Budget.

Our yearly 2% annual increase only represents an additional $9,549 to the Operating Budget, which is not sufficient to cover the shortfall. To date, Management has spent $12,000 on COVID 19 cleaning supplies, protective equipment and cleaning services. This is in addition to the money the Association is losing by not having the Fitness Center open.

A 4% or 5% increase in dues would add $19,098 or $23,873 to the 2021 Operating Budget and would help offset the expenses incurred related to COVID 19. The 2021 Operating Budget has a $5,000 increase in basic contractual expenses as well as an additional $5,000 in Fitness Center cleaning expenses. There is a real possibility that Fitness Center employees’ salaries will outstrip Fitness Center Income. Increasing dues would help compensate for the lower Fitness Center Income in 2021, as it is very possible that COVID 19 will still be with us in 2021. The number of patrons interested in using the Fitness Center may be less and therefore the projected Income would be lower and we do not want to have a second year where we experience a potential shortfall in our Operating Income.

For Homeowners:

2% increase is $39.60 per year or $3.30 a month
4% increase is $79.12 per year or $6.60 a month
5% increase is $98.90 per year or $8.24 a month

For Lot owners:

2% increase is $28.42 per year or $2.37 a month
4% increase is $56 84 per year or $4.71 a month
5% increase is $71.05 per year or $5.92 a month

The BOD will continue to monitor the financial impact that COVID 19 is having on the Operating Income and will be able to offer a better projection as to how the 2020 Budget will be affected for the remainder of the year when we send out the Budget for 2021 the first week in September. We know that no one wants their dues increased, but the pandemic has hit all our families, organizations and businesses and our job as a community is to figure out how best we can manage in a truly challenging time.


After taking a GAP year, it is time to address the amenity of the Sports Court in 2021. The money to repair/replace this amenity comes from the Reserve Fund that is earmarked specifically for this type of expenditure. Over the past two years we have asked the membership for ideas of what they would like to see the Sports Court turned into. The Sports Court had been the two original tennis courts of the VOH that were constructed in 1987. For those of you who are newer members, about 10 years ago an attempt was made to repurpose the old tennis courts because the base had developed significant cracks and it was no longer conducive to playing tennis. At the time, the VOH turned them into a Sports Court.

A company came in and put a surface over the existing tennis courts for $18,000 and claimed that the new surface would fill in the cracks. However, cracks reappeared within six months and the company that did the work went out of business. The Sports Court consisted of a volleyball court, two shuffleboard courts, and a foursquare court. The volleyball court gets some use, but is on a hard cracked surface and people tend to go over to the sand volleyball court off of Windance. The rest of the Sports Court reportedly get very little use.

In repurposing the Sports Court it must remain an amenity that can potentially be used by any member of the community. Five recommendations were submitted, but not all met that criterion.

  1. A community garden
  2. A dog park
  3. A water slide/feature area for children
  4. A cornhole, shuffleboard, bocce court, putting green area
  5. Pickle ball courts

Number 1 would not serve all the community and the BOD felt that neither would number 2. Number 2 has the additional issue that the area is located across from homes and if people didn’t clean up after their dogs, the smell to the surrounding homes and amenities would be offensive, particularly in the summer. Number 3 presents liability issues in addition to the fact that we don’t have any water hook-ups in that area. Number 4 suggested an area with shuffleboard and bocce courts, as well as cornhole and putting greens. There are presently two shuffleboard courts on the existing Sports Court that get used infrequently. The VOH had purchased two cornhole games and they were also used infrequently. The putting green would need to use artificial turf. The BOD felt that given the fact that two of the four game areas have already been tried and seldom used, that this recommendation was not the best use of the space. Also, owners can install both bocce ball and cornhole games on their own property.

Number 5 has been the option consistently requested by the membership over the past five years and the one that the BOD would recommend. The BOD has done some research and verified that Pickle Ball has become an extremely popular game. Many resorts are converting some of their tennis courts to Pickle Ball Courts to accommodate the demand for this amenity. Two Pickle Ball Courts would require 8,000 sq. ft. compared to the 14,400 sq. ft. that the Sports Court now occupies. If the membership votes for the Pickle Ball Courts, the BOD would propose to use the remaining 6,400 sq. ft. for a sand volleyball court.

If that were done, the volleyball court on Fourwinds Court would be removed and that area seeded and returned to an island. That volleyball court was originally established by the homeowners on that court, most of who no longer own in the VOH. The maintenance of the court was taken over by the Association about 14 years ago. However, the safety of playing on that volleyball court is a concern and moving the sand volleyball court to the new location would make for a designated complex of amenities.

The condition of the asphalt on the Sports Court requires that it be removed before any new surface is installed. In order to do this, the fence around the Sports Court will need to be removed and Bryan Smith, our Manager, has been collecting
bids. Additional information will be summarized and provided in the packet you receive around Labor Day that will contain the 2021 Budget and ballot for Directors. You will also have an opportunity to vote for or against turning the Sports Court into two Pickle Ball Courts and adding a sand volleyball court.


The contract the VOH has with Oyster Catcher Management LLC expires on December 31, 2020. The BOD began the contract review process with Bryan Smith, owner of Oyster Catcher Management LLC, in February. Bryan began as the manager of the Villages at Ocean Hill on January 1, 2015, and after a one-year probationary period, began his initial five-year contract. The BOD has benefited from Bryan’s years of experience as an HOA Manager and enjoys a strong, dependable, positive working relationship with him. We are pleased to announce that we have offered Bryan another five-year contract and he has accepted. His good work on behalf of the Villages at Ocean Hill and the continuity it offers the community benefits us all.

The Grounds Pros’ three-year Landscape Maintenance Contract is also up for renewal on December 31, 2020. Tim Leah, who represents the Grounds Pros and is our contact person, originally had his own landscape maintenance company. Tim has been servicing our community, originally under his own company’s name, and now under the Grounds Pros for the past twenty years. Almost all of the landscaping around the VOH was done under Tim’s guidance. The BOD, with the recommendation of the Landscape Committee, was happy to renew our contract and the strong working relationship we have with the Grounds Pros for the years 2021-2024.


There is no new information on this topic and no formal application has been made to the County to amend the existing sketch plan.


There will be an in-person Annual Meeting this October 11th. Just how that will be achieved, COVID 19 will dictate. However, the BOD is committed to making itself available to you. The next several months will decide whether that is done inside or out in groups of 10 or 25. The BOD has discussed, that if necessary, we will have a “rolling” meeting that would be designed as a Q&A where members could come to ask their questions of BOD members. If necessary, there would be a sign-up sheet for a specific time and each session would last for a certain length of time so that each member who wanted to attend and ask questions would have that opportunity to come at a designated time. More details will be made available as the time comes closer and the path of COVID 19 becomes clearer.

  • Beth Lutton, President
  • Fran Hamilton, Vice President
  • Brad Telthorster, Treasurer
  • Sherie Cordell, Secretary
  • Dave Halla, Member-At-Large

May 25, 2020 Update from the Villages at Ocean Hill on Pool and Fitness Center Openings

On May 22, 2020, Governor Roy Cooper outlined the plan for Phase 2 and the reopening of NC. Most stores, shops and restaurants can reopen with occupancy limits and social distancing. Pools will also be permitted to reopen with certain limitations while fitness centers and playgrounds are required to remain closed until at least June 26.

The two Villages at Ocean Hill pools will reopen on Friday May 29th. The oceanfront pool will be limited to 25 patrons in the pool complex and a maximum of 14 individuals in the pool at any one time. The lakeside pool will be limited to 20 patrons in the pool complex and a maximum of 15 individuals in the pool at any one time. We are asking those using the pool to consider limiting their time at the pool to two hours in order to allow more patrons the opportunity to use the pools.

The pools will be open from 10 am to 6 pm each day and patrons must bring their own chairs and towel. No large flotation devices, (e.g., rafts, boogie boards, inner tubes, etc.) are permitted. Signs will be posted emphasizing the need for social distancing and listing the Guidelines that must be adhered to by anyone who wishes to use either pool.

Staff is presently undergoing training in anticipation of the pools opening. Prior to the pools opening each day, a professional cleaning of the bathrooms will be performed according to the State Guidelines and best practices outlined by the CDC and the Department of Health protocols. Attendants will continue to spray down the bathrooms with an approved bleach mixture throughout the day to ensure a safe environment for our owners, guests, and employees.

Below are copies of the Guidelines for each of the pools that both owners and guests must follow. Rental companies will be provided with copies of our Guidelines and we encourage all owners who rent their homes to post a copy of the Guidelines in their rental cottage.

During these challenging times, the BOD and Management hope we can all work together to provide as safe and accommodating an environment as possible for owners and our guests.

Beth Lutton, President
VOH Homeowners’ Association


  1. Pool hours are from 10am to 6pm daily (weather permitting)
  2. Patrons must sign in with Pool Attendant and show a valid Pool Pass or evidence of rental agreement identifying VOH household for Renters/Guests, or provide the street address/Lot# for Owners
  3. Individuals or families awaiting check-in at their rental properties are not permitted to wait in the pool area
  4. Patrons utilizing the parking lot must display a current valid Parking Pass in their vehicle (this includes golf carts)
  5. Maximum Capacity in pool enclosure and swimming pool is 20
  6. Limit of 15 people in swimming pool water at any one time
  7. Social distancing must be practiced in all areas
  8. Patrons must provide their own chairs and towels
  9. No large flotation devices (e.g., rafts, boogie boards, innertubes, etc.) are permitted in swimming pool
  10. Use of bathrooms is restricted to pool users only (i.e. not available to general public)
  11. Tables with umbrellas are available for your use
  12. When vacating pool area, please take all your belongings (e.g., chairs, towels, pool toys, etc.) with you

Due to the social distancing requirements and capacity restrictions resulting from the COVID-19 guidelines, we are requesting that patrons please consider limiting their stay at the pool to two (2) hours so that others may have an opportunity to enjoy this amenity.

An inherent risk of exposure to COVID-19 exists in any public place where people are present. COVID-19 is an extremely contagious disease that can lead to severe illness and death. By visiting The Villages at Ocean Hill swimming pools, you voluntarily assume all risks related to exposure to COVID-19.


  1. Pool hours are from 10am to 6pm daily (weather permitting)
  2. Patrons must sign in with Pool Attendant and show a valid Pool Pass or evidence of rental agreement identifying VOH household for Renters/Guests, or provide the street address/Lot# for Owners
  3. Individuals or families awaiting check-in at their rental properties are not permitted to wait in the pool area
  4. Patrons utilizing the parking lot must display a current valid Parking Pass in their vehicle (this includes golf carts)
  5. Maximum Capacity in pool enclosure and swimming pool is 25
  6. Limit of 14 people in swimming pool water at any one time
  7. Social distancing must be practiced in all areas
  8. Patrons must provide their own chairs and towels
  9. No large flotation devices (e.g., rafts, boogie boards, innertubes, etc.) are permitted in swimming pool
  10. Use of bathrooms is restricted to pool users and beachgoers who provide a valid Pool Pass or evidence of rental agreement identifying VOH household for Renters/Guests, or the street address/Lot# for Owners
  11. Sharky’s Snack Bar will remain CLOSED
  12. When vacating pool area, please take all your belongings (e.g., chairs, towels, pool toys, etc.) with you

Due to the social distancing requirements and capacity restrictions resulting from the COVID-19 guidelines, we are requesting that patrons please consider limiting their stay at the pool to two (2) hours so that others may have an opportunity to enjoy this amenity.

An inherent risk of exposure to COVID-19 exists in any public place where people are present. COVID-19 is an extremely contagious disease that can lead to severe illness and death. By visiting The Villages at Ocean Hill swimming pools, you voluntarily assume all risks related to exposure to COVID-19.


Currituck County has now closed its public buildings, including the Corolla Library, for thirty days. That means the space we use for our Fall and Spring Meeting is no longer available to us at this time. Also, the BOD has voted to take the recommendation of the CDC to avoid gathering in groups of more than ten and has decided to cancel the Spring Meeting, but NOT to cancel the vote on “Owner-only time” at the Fitness Center. Please continue to mail or scan and email in your proxy/ballots. The results of the vote will be announced via email. As we know you all agree, this is an extraordinary time and the BOD believes we have to respond accordingly.

Our By-Laws originally called for only one meeting a year and specified that the Annual Meeting be held on Columbus Day Weekend for the purpose of electing board members and voting on the subsequent year’s budget. The By-Laws were reviewed and amended by a vote of the membership in 2005. At that time, a Spring Meeting was added for the purpose of, “discussing relevant matters that have developed including proposed fall agenda items.” The primary items the BOD was going to present at the Spring Meeting were: the end of the 2019 financial report; vote on the Owner only Fitness Center time and related discussion; and review of owner recommendations for Sports Court conversion and related BOD research. These items will be discussed in a newsletter to keep the membership fully informed and as always the membership is free to email the BOD with their questions.

A few members have inquired as to the possibility of offering our meetings via teleconferencing or as virtual meetings. The BOD has discussed these options and reviewed websites’ of law firms that specialize in advising Homeowners Associations. At this time there are three factors that affected the BOD’s decision not to look to some form of social media for our meetings. The first being that the documents which provide the structure of our Association do not provide for this type of meeting; the second is we do not have the equipment or the money in the budget to hold this type of meeting; and the third and most compelling is the complexity and potential legal complications that this type of meeting can lead to.

The Fitness Center closed on March 17th at 12:30 PM and will remain closed for at least the next two weeks. After that time, and depending on the recommendations from the CDC, we will re-evaluate whether or not to reopen or extend the closing. Prior to reopening, the Fitness Center will be thoroughly professionally cleaned.

Dare County announced on March 17th that it has established “check points” and will not permit visitors into or to pass through Dare County. Those who own homes in Currituck County will be permitted to pass through, but must show proof of ownership. So if you are planning to come to the Villages, make sure to bring your most recent tax record or something that proves that you presently own a home in Corolla or you will not be permitted to enter Dare County.

The BOD and Management Company wish you and your family’s good health during these difficult times and remember you can email us with your questions.


At this time of heightened anxiety and special medical concern, the BOD and Management Co. of the VOH hopes that you and your families all remain safe and in good health.

We wanted to offer you an early update on the Spring Meeting. At this time, we are still planning to hold the meeting for all those who wish to attend. However, we will be reassessing the advisability of this decision each day and will keep you posted. We will also follow any directives from Currituck County and the State of NC banning gathering and the use of public offices for private or public meetings.






Thank you for you cooperation and stay well,

Beth Lutton, on behalf of the VOH BOD



As of this writing, the County has not received a formal application for the proposed apartment complex originally being suggested for Phase II of the Villages at Ocean Hill. Our attorney continues to monitor the situation carefully.


We would like to thank those members who have responded so positively to the form notification letters sent out by The Environmental Committee (EC) to fifty owners of both improved and unimproved lots. Those letters notified the recipients that their home or lot was not in compliance with the Environmental Policies and Procedures (EP&P) in some way and was accompanied by a chart that indicated exactly what the noncompliance was.

For those of you who were members of the VOH in 2018, you may recall that the Board of Directors (BOD) and the EC formally updated the EP&P on May 18, 2018, following a 30-day review and comment period by the membership. Since the update, there has been an effort to enforce the EP&P for the benefit of the entire community. The EC has been playing “catch-up” and for that reason, some members received a notification letter for a noncompliance such as screening an HVAC, which has always been a requirement of the EP&P, but which had not been uniformly enforced before. All of this is an effort to get all the homes in the VOH on the same page in terms of compliance.

We have a lovely community and with everyone’s joint efforts we can keep it that way. One of the members of the EC is a full-time resident and the Chairman is now retired and typically in the VOH several days a week. They are here to answer questions and be of assistance as well as to check for compliance with the EP&P. Compliance can take many forms from cutting down dead trees to painting or power washing a house. These are all spelled out in the EP&P, which can be found on the Owners’ Website under

The EC and the BOD are here to answer your questions and hear your concerns so please do not hesitate to contact us. All of our email addresses appear on the VOH website. We have already had some feedback regarding the tone of the letter that went out and we hear you.

For those needing yard work, trees removed, etc., our Landscape Committee would recommend that you contact a service provider now and not wait. As it gets closer to rental season you will find that landscapers get so busy with their commitments to communities or larger jobs that they cannot take on smaller ones. Two reputable companies the Landscape Committee can recommend are:

  1. The Grounds Pros Office # 252 564 3100 – If you call them mention that your property is in the Villages at Ocean Hill as they are the company that does the landscape work for the VOH.
  2. William Knoch Currituck Caretaker Office # 252 599 1689


Installation of our new street signs will begin after March 8th. The signs are at least 50% larger than our existing street signs with a dark blue background and white reflective lettering. The reflective lettering will make it possible to read the signs at night without lighting. We have obtained pricing, but are not now replacing our entrance sign or the signs at the corners of Ocean Blvd. West or Headwinds Way and Rt. 12. The BOD is hoping to delay replacing these signs for 1-2 more years because they are extremely expensive due to their size.


The landscaping projects for 2020 include:

  1. A major pruning of the Live Oaks around the backside of the lakeside pool
  2. Pruning the Red Tips around the outside of the lakeside pool fence to a lower height at which they will be maintained.
  3. Planting clusters of oleanders to fill in the open spaces where Black Pine Trees have died around the tennis and basketball courts.
  4. Early mulching is in process and will be refreshed later in the year as needed.
  5. Removing a dead Hollywood Juniper from the small island on Ocean Blvd. East and planting a new one.
  6. Rework the bed next to the handicap ramp at the Fitness Center with flowers, grasses and Knock-out Roses.
  7. Revitalize the beds along the walkway to the lakeside pool with annual, perennials and additional Mexican Petunias.
  8. Several large Russian Olives that were obstructing the visibility of pedestrians/cyclists/vehicles when entering the community or exiting onto Rt. 12 were flush-cut and will be maintained at a much lower height.


There is a need for summer staff to man the pools and the Fitness Center. If anyone is interested or knows someone who would be interested in part-time summer employment, please contact Ken Stilton, our site manager at 252 453-0162.


At the Annual Meeting there was a request by several full-time residents to open the Fitness Center to owners only, either from 6-7 am or for one hour during the day. In anticipation of this discussion, Brad Telthorster, BOD Treasurer, who also works at the Fitness Center, had prepared a chart showing the historical usage of the Fitness Center by homeowners, associate members, renters and non-VOH users for 2019 up until the time of the Annual Meeting.

The discussion revolved around four points:
1. The difference in usage between rental and non-rental seasons, and the frequency of usage during various times of the day.
2. The additional cost of opening the Fitness Center an hour earlier in the summer, which would require paying an extra hour of overtime each day.
3. The potential loss of income from non-owners, who would not be permitted access to the Fitness Center during the owners’ only hour each day. It was noted that approximately 85% of the Fitness Center income is generated by renters, Associate Members and non-VOH users during the year.
4. That either the increased cost of operating the Fitness Center or the potential loss of income would be equivalent to a minimum of $8,000 a year. This loss in income or increase in operating cost would necessitate increasing dues by 1% for all members to accommodate a few.

The group of owners desiring this change requested that their proposal be put to a vote of the community. The BOD agreed believing that the Master Declarations of Covenants and Restrictions provides guidance regarding common areas under Article V, Section 2 which calls for a 2/3 majority vote of the Owners who are voting to pass this request. The BOD sees its responsibility as that of educating the membership as to the historical usage patterns of the Fitness Center and the potential financial impact such action could have, either by the potential loss of income or the increase in operating costs.

The BOD, after further discussion, will honor its commitment to put this issue to a vote of the community, however, the BOD does not support this proposed action. The VOH amenities are collectively owned and financially supported by the entire community, and a change to the use and/or availability of an amenity to benefit a limited number of owners would not be in the best interest of the community as a whole. Further- more, the proposed change would result in either increased operating costs or a potential loss of revenue, which impact would have to be borne by the entire community.


Beth Lutton,
On Behalf of the BOD

December 2019 Newsletter



On October 13, 2019, The Villages At Ocean Hill (VOH) Association held its 25th Annual Homeowners’ Meeting at the Corolla Library. Over 75 members attended. The main topic of discussion was the proposed apartment complex that Ocean Hill Commercial, LLC. has expressed an interest in building on 3.75 acres located on the south end of Crystal Lake. The BOD explained how Ocean Hill Commercial, LLC. could, under the County’s interpretation of the Unified Development Ordinance (UDO), submit an application. A review of the application process was also presented.

The Board of Directors shared that Peebles Harrison and the law firm of Rose, Harrison, Gilreath & Powers, PC has been hired as legal counsel to represent the VOH’s interest in this matter. The results of his firm’s preliminary title search of Phase II (the 3.75 acres that comprise the area where Ocean Hill Commercial, LLC. proposes to build the apartment complex) led them to the following conclusions: “Phase II was never subject to VOH restrictive covenants. Therefore the owners and occupants of Phase II are not entitled to the benefit of our subdivision amenities, including roads, beach access parking, or any other amenities not otherwise available to the public.” Mr. Harrison has notified Ocean Hill Commercial, LLC. and the County in writing of this position.

On November 14, 2019, the BOD was able to share new information via email with the membership regarding the property upon which the proposed apartment complex was to be built. Our attorney, Peebles Harrison, had been in contact with the conservator for the Gerald Friedman Estate and was informed that Phase II will be marketed for sale. There is no definite timeline for when Phase II will be sold and it could still be developed into an apartment complex after the sale.

The pending sale of this property puts any Currituck County mandated Community Meeting on-hold as the outcome of who will own it and how the 3.75 acres will be developed is up-in-the-air for now. Should a developer purchase that land and proceed to develop it into 15 single family home lots, there would be no need to have a Community Meeting as the property would then be developed in compliance with the VOH’s Master Declarations of Covenants and Restrictions.

The BOD and our attorney will continue to carefully monitor this situation and keep the membership informed.

Other topics of importance that were discussed at the Annual Meeting were the interest of some full-time owners to have the Fitness Center open to owners only at certain times during the day. The financial implications of restricting the use of the Fitness Center to owners only for even an hour a day was explained, as 85% of the revenue that the Fitness Center brings in comes from renters or non-VOH owners in the Corolla Community. It was agreed that the membership would vote on this request to be tallied at the Spring Meeting after a ballot and newsletter with detailed information regarding the request and financial implications are sent to the entire community.

A second area of discussion was the need for owners, who rent as well as full-time owners to be aware of the importance of maintaining trash cans in good working order and cleaning up fecal matter after pets. Some communities in Corolla have reported having problems with rodents and we do not want this to spread to the VOH. With parts of our community backing up to the Nature Preserve we could be more susceptible to this problem than other communities. If you are not a full-time resident and your home will be vacant for several months on-end, the BOD would advise you to make arrangements with neighbors or rental companies to have your home checked at least once a month to make sure that you don’t have any unwelcome visitors who can do considerable damage to your home in your absence.


Four candidates ran for the three 2020 available board positions. The results of the elections were that the Beth Lutton, Dave Halla and Brad Telthorster were re-elected to the board.

The budget for 2020 was also passed and the membership voted to extend the Pilot Program with the Corolla Village Inn for a second year. Beth Lutton and Fran Hamilton met with Hadley Twiddy on Nov. 16, 2019 to reaffirm both the VOH and the Inn’s interest in continuing the Pilot Program for another year.


Members of the Environmental Committee performed their Annual Review of the community in early November to check for any homes that were out of compliance with the Environmental Policies and Procedurals (EP&P). Letters will be sent to 48 owners within the next two weeks notifying them of violations that need to be addressed. Violations can be related to the condition of a home, lot, or landscaping. The goal of the EC is to maintain a high consistent standard for all properties throughout the VOH that will ultimately benefit all members of the community.

To date, the EC has received and approved plans for one new house to be built by SAGA on Still Water Court in the near future.


Members of the Landscape Committee met with representatives of the Grounds Pros on November 12, 2019, to discuss landscaping projects for 2020. Several options are under consideration. Definite decisions were reached to reduce the size of Russian Olives at strategic locations on the east and west berms of Ocean Blvd. in order to increase visibility for pedestrians, cyclists and motor vehicles. Also, over the winter, the Grounds Pros will be reducing the size of the juniper bushes within the
cul-de-sac circles.


Beth Lutton,
President, VOH Homeowners’ Association

November 2019 Update on Proposed Apartment Complex

Update on Proposed Apartment Complex

As you may know, there has been an indication that Phase II, currently plated for 15 lots, may be developed as a 76 Unit Apartment Complex.

We have been in contact with the conservator of the Gerald Friedman Estate and have new information that Phase II is currently being marketed for sale. There is no definite timeline for when Phase II will be sold, and it could still be developed into an apartment complex after the sale.

We have conducted a preliminary title search of Phase II. This parcel was never subjected to VOH restrictive covenants. Therefore, the owners and occupants of Phase II are not entitled to the benefit of our subdivision amenities, including roads, beach access parking, or any other amenities not otherwise available to the public. We have advised the County and the engineering firm that has worked on the apartment plans of our position.

We will continue to monitor the situation and will let you know as soon as we have additional information.



Section 2 of the VOH consists of 15 unplatted lots, (lots 219- 232) which are located on the south end of Crystal Lake and belonged to the original developer, Gerald Friedman who passed away in 2017. His son, Chip Friedman has now talked with the County about his interest in rezoning the 3.75 acres that the 15 lots cover in order to build multi-family development units, specifically 3-three-story apartment buildings. Chip Friedman has not submitted an amended Sketch Plan to the County Planning Offices yet, but has met with a County Planning Board Representative to talk about his plan. I have talked with both the County and Chip Friedman to learn more about his plan and to try to understand how it is that the County could consider his request to rezone this property.

Before accepting an Amended Sketch Plan, the County will require that Chip Friedman hold a meeting with the Association to present his concept. Any homeowners living within 500 ft. of Section 2 and the Management Company will receive a written ten-day notification of this meeting and the membership will immediately be notified of the time and place of the meeting so that all interested members can attend. A representative of the County Planning Board will be in attendance to answer questions regarding rezoning. Only after this meeting will the County Planning Office accept an application from Mr. Friedman for an Amended Sketch Plan. The Technical Review Committee of the County Planning Board will review the application. After that, a public hearing before the County Commissioners regarding Mr. Friedman’s request will be held. At that time the BOD and members from the community can sign-up to voice their position regarding the request for an Amended Sketch Plan.

With the support of the BOD, I have hired two attorneys to represent the interests of the Association. One of the attorneys hired specializes in land use and zoning and the other specializes in HOA issues and interpretations. I think it is fair to say that we have all been under the belief that The Villages at Ocean Hill was a community of single-family homes as it was represented on the original County Sketch Plan. The possible addition of three apartment buildings with multi-family dwellings and a proposed entrance from Lakeside Drive will put a strain on the VOH roads as well as our amenities and parking facilities.

The BOD wants you to be aware of what is going on. We will keep you posted of any new developments and of any scheduled meetings as soon as we are notified.


The Villages at Ocean Hill will lose at least three if not five Japanese Black Pine Trees this year to the Pine Bark Borer. This insect can be detected by the random holes it makes in the bark of a tree. The holes are about the size of the point of a lead pencil. The adult Pine Bark Borer will lay its eggs beneath the bark of the tree and once the eggs hatch into grubs, the grubs will bore beneath the bark. When the grubs hatch into adults the cycle will start over again. A tree can die very quickly once the cycle begins and can turn completely brown within a matter of a few weeks.

If you have a Japanese Black Pine Tree that appears to have Pine Bark Borers, it is important to dispose of it properly. The insects fly from tree to tree from mid-April to mid-September attacking new trees. If the tree is small, cut it down immediately and bag all the branches and trunk and call for a special pick-up. If it is a large tree, it is best to contact a service such as the Grounds Pros (252 564 2011) and ask their advice.


The Pilot Program with the Corolla Village Inn that was discussed in our last mailing is now halfway completed. Usage of the pools is monitored weekly and in June none of the guests from the Inn used our pools. In July we had 9 family groups (34 individuals) use the oceanfront pool and two family groups (4 individuals) use the lakeside pool. Management has monitored our parking lots and the addition of the guests from the Inn has not presented a parking issue.


Three of the present BOD members will be running for reelection. If you are a community member in good standing and would like to run for one of these board positions you should submit your name and a brief bio. Please include why you want to run and what you hope to accomplish and send it to or mail to The Villages at Ocean Hill, PO Box 376, Corolla, NC 27927 no later than Friday, August 23. This will permit your name to be added to the ballot, which will be mailed out the first week in September with the Annual Budget in preparation for the Annual Meeting.


Please mark your calendar and plan to attend The Villages at Ocean Hill Homeowners’ Annual Meeting on Sunday October 13, 2019 from
9:00 am-12:00 noon in the community meeting room at the Corolla Public Library.

We Hope To See You There!

Beth Lutton, President
VOH Homeowners’ Association


The Villages at Ocean Hill (VOH) entered into a time-limited Pilot Program with the Corolla Village Inn (Inn) for the summer of 2019. According to this arrangement, guests from the twelve-bedroom Inn may use either the lake or oceanfront pools between June 1st and Sept. 27th. The VOH was compensated $4,000 for this privilege. Usage is being monitored weekly to determine the effect, if any, this Pilot Program will have on the VOH. The contract between the VOH and the Inn specifies that neither entity be obligated to continue this arrangement after Sept 27, 2019. Furthermore, it states that if the Inn’s guests are only interested in going to the beach, that the Inn will direct their guests to the public beach and bath house and not the VOH parking lot where we have limited parking spaces. Inn guests are identified by their room keys, which are attached to miniature buoys. As of June 16th, our pool attendants have reported that no Inn guests have used the VOH pools.

This arrangement came about after the VOH was approached in mid-May by one of the owners of the new Corolla Village Inn, which is located in the Historic Corolla Village. The Inn has no amenities, but was finding that some potential guests were inquiring as to the availability of a pool and it was felt that the ability to answer yes to this question could enhance their reservations.

The BOD gave careful consideration to this request and weighed all the pros and cons and ultimately felt that entering into a time-limited Pilot Program that generated some income for the VOH was a worthwhile project. This is not the first time that BODs have entered into agreements that allow the larger Corolla community to use the VOH amenities and thereby generate revenue to help support the Operating Fund.

The Master Declarations of Covenants and Restrictions states, “The Association may grant owners of lots in Ocean Hill, section I, and selected individuals and families and their guests not to exceed 150 families total, the right of enjoyment of the Common Area and facilities of the Villages at Ocean Hill (“Recreational Membership”)”. This type of membership appeals mainly to Ocean Hill owners, but could be extended to members of Corolla Village or Whalehead if we ever advertised it, which we don’t. On the average, we have six homeowners from Ocean Hill each year purchase Recreational Memberships to our community amenities at a cost of $1,000 each. This number has varied over the years from a low of two to a high of eight.

The Fitness Center offers Associate Memberships to individuals in the greater Corolla community who want to workout and can purchase weekly, monthly, quarterly or yearly memberships for themselves or their families. Since the Fitness Center generates between $60-$65,000 of our Operating Fund each year, the ability to offer this type of membership is an important financial contributor to the financial health of our Association and effects our dues. Owners do not pay extra to use the Fitness Center unless they rent their home and participate in the RAP (Rental Assistance Program) by which they pay an additional $500 a year over and above their dues so that their renters can use the Fitness Center for free. The staff at the Fitness Center estimates that about 85% of the individuals using the Fitness Center are paying participants, therefore they come from either outside our community or are renters.

The final amenity to consider is the tennis courts and their usage. Occasionally individuals from outside the community call and inquire about using our tennis courts. This is not an advertised amenity, but the interest in using the courts was one the BOD felt it would be wise to track. Without advertising the availability of the courts, we were able to earn about $500 last year from outside usage and court usage will continue to be tracked this year. We presently have two operational tennis courts that we are invested in keeping in good shape. This means having them resurfaced about every five years. Generating income to help defray that cost is desirable.

The BOD wants to assure the Membership that the BOD and the Management Company are carefully monitoring the usage of all the amenities so that the rights and privileges of the owners are being protected. We hope that this information is helpful to new members or members who might not have been aware of the different types of memberships that are and have been available within the VOH. Please do not hesitate to contact the BOD with any of your questions, as we would be happy to answer them.

Beth Lutton,
President VOH Homeowners’ Association

June 2019 Villages At Ocean Hill Newsletter

Open For the Season

On May 18th the oceanfront pool and Sharky’s opened for the season followed by the newly renovated lakeside pool and Turtle Walk which opened on May 25th. The Turtle Walk is now fully handicapped accessible. Lighthouse Resort Rentals is again offering their services making beach chairs, umbrellas and beach equipment available for owners and guests.

We Want Your Input

With the completion of the renovation of the lakeside pool and Turtle Walk, the VOH is now halfway through its Major Amenities Four Year Renovation Plan. As the BOD has previously indicated, this four-year plan has become a five-year plan to allow for a GAP year in 2020 in order to build our Reserve Fund. The roads on the west side of the VOH will be the third project and tackled in 2021. The Sports Court will be the fourth and final major project targeted for 2022.

Although it will be several years before we address the Sports Court, it is not too soon to start doing research regarding that fourth project and hearing from the membership as to what you would like to see the space be used for. The current Sports Court was the original tennis courts for the VOH installed by the Developers back in 1988. The courts eventually cracked so badly that they could not be used for tennis any longer. An unsuccessful attempt to turn them into a Sports Courts was made in 2012. At this point the surface is so cracked that all the asphalt will need to be removed before anything can be built in its place.

The question then becomes what shall be put in its place? So far we have heard from a few owners who would be interested in Pickle Ball, a modified form of tennis. But we would like to hear any ideas so we can research them and present them as options for the membership’s consideration. So please think about this and let us hear from you with your thoughts.

Drainage Option Vote

A Special Meeting, as required by the Master Declarations of Covenants and Restrictions, was held immediately before the Spring Meeting to give all in attendance the opportunity to discuss and express their opinion as it related to the three Drainage Options. Following a discussion period that lasted about 45 minutes, the votes were counted and the results announced. A total of 113 votes were cast with 35 votes being cast for Option #1 (construct drainage piping to the lake), 10 votes for Option #2 (pump when severe flooding takes place), and 68 votes for Option #3 (do nothing). The consensus vote was that no special action would take place. However, this does not prohibit this or future BODs from making the decision to have areas of the VOH pumped if severe weather created conditions that warranted such action.

Parking Passes

It was brought to the BOD’s attention, by a member of the community, that it would be far safer for homeowners to supply their lot number on their owner’s parking pass rather than their street address. Upon reflection, the BOD agreed. So homeowners need only put their lot number on their parking pass. If you are unsure of your lot number, just call the Fitness Center at 252 453 9604 and the attendant at the front desk will be able to tell you your lot number. (Note, if you rent your house, your lot number may differ from the number assigned to your house by your rental company.)

Fire Pit Regulations

As required by the Master Declarations of Covenants and Restrictions, time was provided during the Spring Meeting to allow owners an opportunity to discuss and express their opinions regarding this newly proposed EP&P regulation. Homeowners in attendance, particularly full-time residents, were very vocal about their opposition to the portion of the regulation that required fire pits only use propane as their heat source.

The BOD agreed to suspend enacting the regulation and give it further consideration. The day after the Spring Meeting, the BOD held a special meeting to discuss this issue and modified the proposed EP&P regulation that was subsequently approved by the EC and BOD to include wood, charcoal and wood by-products in addition to propane. The new regulation includes language that also encourages all members to serve in the volunteer capacity of a Neighborhood Watch and report any misuse that is observed.


1. Propane, charcoal, wood or wood by-products allowed
2. Location
a. Must be placed on sand, cement, cement stone or river rock
b. Stationary fire pits with permanent propane source attachments must be 25 feet from a structure or combustible material (such as decks, fences, bushes and overhanging trees). A building permit is required.
c. Portable fire pits must be 15 feet or more from a structure or combustible material as stated in (b).
3. There must be a Class A fire extinguisher nearby
4. Must have a spark suppressor cover over the fire at all times
5. The Environmental Committee reminds homeowner to exercise utmost responsibility and caution when using fire pits in accordance with VOH and County Regulations. It is recommended, as a guideline a homeowner be on-site at all times when a fire pit is in use. As we are all part of a Neighborhood Watch, it is also recommended homeowners report any misuse of fire pits or lack of appropriate supervision that may be witnessed.

Disposal of Yard Debris

Please refrain from disposing of yard debris on empty lots. A number of homeowners have purchased empty adjacent lots and do not want these lots being used as dumping grounds for cuttings or clippings from their neighbor’s yard. The Grounds Pros will charge for picking up your discarded trimmings. It is recommended that you call the Bay Disposal and Recycling at 252-491-5105 and arrange for a special pickup. Also, ask how you should prepare your clippings, etc. for the special pick-up.

Environmental Policy and Procedure (EP&P) Reminder

The Landscaping Section of the EP&P spells out that it is the responsibility of each home and lot owner to make sure that all of their trees that border the roads maintain a canopy of at least 15 ft. high so that emergency vehicles such as fire engines can have adequate street access if necessary. In addition, owners are responsible for maintaining that all plants, bushes and trees on their property are trimmed back five feet off the road to permit adequate vehicle visibility and protect pedestrian safety.

Fall Meeting

Please make note on your calendar that the Annual Homeowner’s Meeting will be held on October 13th from 9-12. We hope to see you all there.

2019 February VOH Newsletter


The Spring Meeting of the Villages at Ocean Hill Homeowners’ Association will take place on April 13, 2019 from 1-4 pm in the Currituck County Satellite Office located on Rt. 12 across from Winks. At the time of the meeting, the proxy/ballots will be counted to determine what action, if any, the Association desires to take to address the water retention that occurs during periods of excessive rainfall along the internal paths on the west side of the Community.

A proxy/ballot and cover letter will be mailed in the next few weeks that review the options and respective costs. Please take the time to review this material and exercise your right to vote by either mailing or emailing your proxy/ballot back by 5 pm April 11th or returning your proxy/ballot in-person on April 13th.


The Environmental Committee (EC) completed its Annual Inspection of all homes in the Villages at Ocean Hill (VOH) and letters have gone out to homeowners where properties were found to be out of compliance with the Environmental Policy and Procedures (EP&P). The EC will follow-up with these homeowners in the next few weeks.

SAGA has begun construction of two additional homes in the VOH so now there are three new homes under construction in the community that will be completed in 2019.

A new policy has been added to the EP&P Manual pertaining to the use of fire pits, which was established in conjunction with guidelines set forth by the County and State. Although fire pits are aesthetically appealing, with the frequent high winds, wooded lots and the close proximity of homes in our community, they can create a potential fire hazard. Therefore, the EC with the full approval of the BOD developed a policy regarding fire pits that is now officially part of the EP&P under “Fire Pit Regulations”.

Fire Pit Regulations:
1. Propane only (No charcoal, wood or wood by-product fire pits)
2. Location
a) Must be placed on sand, cement, cement stone, river rock
b) Stationary fire pits with permanent propane source attachments must be 25 feet from a structure or combustible material (such as decks, fences, bushes and over hanging trees) and a building permit is required.
c) Portable fire pits may not be less than 15 feet from a structure or combustible material as stated in b.
3) There should be a Class A fire extinguisher nearby
4) Must have spark suppressor cover over the fire at all times
5) An adult should be present during the operation of a fire pit to
supervise its proper use.

The EP&P can be found on the owners section of the VOH website and should be used by all owners as a helpful guide as you update or make improvements on your property. The EP&P was updated as of May 18, 2018 and is constantly being refreshed to include the most current policies of the Association.


One of the two major projects for 2019 has been completed. The perimeter of High Dune Loop has been cleared and planted with new beach grass. The second project is the lowering and redesign of the island on Headwinds Way and that is now in process. The island has been lowered to the level of the curb, which has greatly increased visibility. It is now being replanted with lower growing plants and river rock is being added for aesthetics. It will take several years for the plants to mature, but this project will not only make this area safer, but also enhance the entrance to the pool parking lot.


There will be new parking passes issued for 2019 with different wording and colors for owners and renters. Passes for renters will ask the address of the rental cottage and the rental company. Passes will warn that there is no overnight parking in lots; no parking on streets or shoulders; and that towing will be enforced. Signs in each of the lots will display the name and phone number of the towing company. This action is being taken to try to curb various parking violations the VOH has been experiencing in the past.

Golf carts will also be required to display parking passes.


All the plumbing work and improvements to the lakeside pool have been completed and the work on the pool decking and turtle work is proceeding. We had some delays while we were awaiting the final Engineering drawings and ADA review, but now that we have that phase behind us, work will proceed and the renovation will be completed well before the pool opening season.


So far our beach is looking wide and beautiful. The winter has been kind to us and the sand that was washed out into the ocean last year seems to be returning. We can all hope this trend continues and look forward to Spring.



2018 December VOH Newsletter


On Oct. 7th the 24th Annual Meeting of the VOH was held at the Corolla Library. The meeting was well attended. Commissioner Bob White accepted our invitation to attend. Details on the topics discussed and questions answered by Commissioner White can be found on the VOH website under Annual Meeting Minutes.

At the meeting, the budget was passed and the three BOD members running unopposed for re-election were elected. Shortly after being re-elected, Karen Lockwood resigned for personal reasons. We thank her for her service, particularly her work on developing the color palette to be used in conjunction with the EP&P.

According to our By-Laws, when a BOD member resigns, the remaining BOD selects a member in good standing to serve until the next annual meeting when that individual is eligible to run for the BOD if they so desire. The BOD has filled the vacancy by soliciting Brad Telthorster, a full-time resident in the VOH to fill that BOD position. Brad joined the BOD on Nov. 26, 2018. Brad will serve as the Association’s Treasurer and has a background in finance.


As was reported in the last newsletter and subsequently discussed at the Annual Meeting, the BOD obtained an engineering study of the section of the internal path that is designated VOH Common Areas located on the west side of the VOH that floods during significant rain events. This flooding is the result of natural depressions in the topography and high water tables that together create a situation where the depressions can hold water for extended periods of time if the rain is continuous over a number of days.

Homes that border this path are elevated and none to date have experienced flooding as the sole result of this water retention within the internal path. Tablets are added to the standing water to stunt the breeding of mosquito larvae.

Concurrently, the BOD is seeking to obtain the deed to this section of the internal path that is presently held by the developer Jim Bickford. Our attorney continues in negotiations with Mr. Bickford’s attorney to have this and certain other deeds turned over to the Association. However, according to the Master Declaration of Covenants and Restrictions of the VOH, the Association has a responsibility to maintain the Common Areas. The BOD sought clarification as to what this meant in terms of the natural path and depressions. Our attorney has informed the BOD that in this situation maintenance refers to keeping this area free of debris, but it does not require the Association to remove standing water.

With this as a background, the BOD will be mailing ballots in January or early February detailing three options from which to choose as it relates to how the Membership wishes to address this situation. Two thirds of the entire membership must vote for a specific action within the thirty days from the date when the ballots are mailed or the issue will not move forward. The reason for this is that according to the Master Declaration of Covenants and Restrictions, funding for any potential work on Common Areas would come from a special assessment and the decision to proceed with such a project rests with the membership.

Option 1
Excavate and install of 800 ft. of ABS piping under the path using three drop inlets and three junction boxes to create a gravity feed system. The water will flow to and empty out into a swale on the left side of Lost Lake Lane.

To date, $6,601.50 has been spent on the Nature Trail Common Areas obtaining a feasibility study which included legal advice, the engineering survey and design, and obtaining bids.

The estimated cost for the Capital Improvement of a drainage system to the Common Areas of the Nature Trail including engineering and construction is estimated to run between $34,650 to $35,650.

This Option Requires a Special Assessment of $200 per home and lot owner. If any excess money existed at the end of the project, those monies would be rolled over into the Contingency Fund.

Option 2: Professional Pumping
Pumping at the discretion of the BOD after significant rainfall when depressions have filled with water and are retaining excessive amounts of water.

Cost There is an initial cost of $250 for the first hour and then
$100 an hour there after. With an estimated 8 hour day
this would cost about $1,000 a day. In areas where
a high water table exists there is a strong likelihood that
pumping the following day will be required due to the
high water table bringing water to the surface again.

This Option would be paid for as an Operating Expense and is estimated to average between $5,000-$10.000 a year. It would potentially necessitate an increase in the Operating Budget of at least $5,000 a year, which could be reflected in an increase in dues of a minimum of 1% a year

Option 3
The Association does not address this problem and accepts this flooding as a natural occurrence. Not voting is essentially a default vote for this Option.

The renovations on the lakeside pool and turtle walk have begun and are progressing well. The work is going smoothly and will be completed long before rental season.

The EC is in the process of doing its annual inspection and will be offering feedback to any homes it feels are in need of attention.

There is presently one new house under construction on Lost Lake Lane.

Please remember to consult the EP&P when doing any home renovations, house painting or major landscaping.

Also refrain from parking on empty lots, they are someone else’s property and we have had owners complain about this.

The two major projects that the Landscape Committee have earmarked for 2019 are Headwinds Way Island and the perimeter of High Dune Loop. Headwinds Way Island will be completely redone so that the level of the island can be reduced to the height of the curb and then replanted with lower growing plants to improve visibility. The perimeter of High Dune Loop will be addressed to remove the weeds that have taken over and will be replanted with new beach grass.

If anyone is interested in joining a volunteer group of VOH homeowners who would like to participate in an Adopt-A-Highway Program please contact Bryan Smith at to indicate your interest. We are interested in maintaining the area between the entrance sign of the VOH up to the parking lot for the Estuarine Sanctuary.


The Annual Meeting for the Villages of Ocean Hill Community Association, Inc. will be held at 9 am on Sunday October 7, 2018, in the Corolla Library. That is Columbus Day Weekend and we hope you will mark your calendars and be able to attend.

JULY 2018 is being reported as the wettest July in recorded NC history on the Outerbanks. Many of our surrounding communities have been forced to pump water into either the ocean or the sound due to severe flooding of their streets and some of the 4 wheel drive beaches are cut off from vehicle traffic due to the flooding of roads.

The VOH is fortunate that all of our roads have remained passable and our swales and culverts are functioning as designed. There is standing water in areas of the community due to the amount of water and the number of days of constant rainfall, but this will dissipate once the rain stops. Members of our community are working together to understand the needs of their neighbors who are finding it necessary to pump water away from their homes and divert the water towards culverts in order to avoid flooding the lower levels of their homes and we thank everyone for their understanding.

In 2016, at the recommendation of the VOH’s Accountant, the Association established a Contingency Fund to cover unexpected expenses such as the need to replace the two sets of ocean access staircases that were destroyed during the Fall and Winter storms of 2017-18. These expenses differ from planned replacement expenses such as replacing the walkway to the beach and the pool surround at the oceanfront pool that came out of the Reserve Fund.

We were advised in 2016 that for an Association of our size we should have a Contingency Fund equal to three months operating expenses plus insurance deductibles. That amount, using the 2018 budget, comes to, $122,551. In 2016, we were able to contribute $14,000 to the Contingency Fund and collect previously delinquent dues through legal action. With additional contributions in 2017, we were able to begin 2018 with $57,000 in this Fund. However, the replacement of the beach accesses has reduced that Fund to approximately $35, 568 as of this writing and it does not appear we will be able to make a contribution to the Contingency Fund for 2018.

Recognizing the importance of building the Contingency Fund in case of emergencies and particularly in light of our unpredictable weather, the BOD has voted unanimously to have a 4% dues increase for 2019 instead of a 2% increase. This increase will mean a $75 a year or $6.25 a month increase per homeowner and a $54 a year or $4.50 a month increase per lot owner. Although this will only mean a maximum increase of $20,018 to the Operating Budget that will then be converted to the Contingency Fund barring any unforeseen expenses, the BOD felt it was a preferable option to a special assessment if the Association was again faced with unexpected expenses.

The pool attendants and management report that they have received a lot of positive feedback regarding the new beach accesses. People report that they find them more user-friendly and they particularly enjoy the fact that the mid-Sandcastle access also has a landing.

The VOH now has three Turtle Nesting Signs located at each of its Sandcastle wood beach accesses. The signs offer educational information about turtle nesting and how the general public can participate in helping to protect and preserve the nesting grounds of the turtles.

If you have any questions for the Board of Directors, please feel free to send them to us via Bryan Smith at and we would be happy to respond.

Board of Directors
Villages of Ocean Hill


We are happy to report that the pilings for the Sharky’s beach accesses were driven yesterday, and construction of our new beach stairway began today.  The pilings for the mid-Sandcastle beach access will be driven tomorrow and construction of that access will begin next week.

The April 14th Spring Homeowners Meeting was well attended.  County Commissioner Bob White, who is a North Swan Beach resident and Corolla business owner, gave a 50 minutes presentation detailing the County’s plans for Corolla and outlining programs he supports in behalf of Corolla such as beach nourishment.  The minutes of the Spring Meeting are attached below and cover all the topics that Commissioner White touched upon as well as other topics relevant to the VOH.

As the BOD believes one of its primary functions is to keep the membership fully informed of all things going on in Corolla, we wanted to make you aware of correspondence we have received from the Corolla Civic Association.  The BOD takes no position as to the request of the CCA and has done no fact checking.  We are merely sharing this information with the membership for your individual consideration and further research if you so desire.

Below the VOH Newsletter you will find the two pieces of correspondence we have received from the CCA.

The VOH Board of Directors

The Villages at Ocean Hill

Spring Membership Meeting

Saturday, April 14, 2018

9:00 AM to Noon

Corolla Library Meeting Room

Board Members Present:   Beth Lutton (President), Fran Hamilton (Vice President), Karen Lockwood (Treasurer), Sherie Cordell (Secretary) and Dave Halla (At Large)  (“BOD”)

Management Present:  Bryan Smith

Number of Members in Attendance: 39 residents signed in (28 lots represented)

The Villages of Ocean Hill (“VOH”) Spring Membership Meeting began at 9:05 AM with Beth Lutton welcoming all the attendees and then asking each of the BOD to provide a short introduction of themselves.   She then introduced two special guest speakers:   Bob White, a Currituck County Commissioner who is the only current Commissioner who has lived most of his life in and around Corolla and Nick Aisthorpe, the Currituck County Development Technician.

Bob White was asked by the BOD to speak about beach nourishment and air up/down as well as four-wheel drive permitting.  He spoke on other areas of interest and entertained questions throughout.   This is a summary of his approximately 50 minute presentation:

  1. In a land swap with the Federal Government, Currituck County will be getting Monkey Island, the second largest rookery in the state, together with grant funds to restore parts of the island as part of The Great American Flyway.
  2. The County Air Up/Down stations will be functioning by Memorial Day with signs at Corolla Light directing tourists to air up by Corolla Pavilion at the Whalehead Club and air down at Ramp Road where the public bath house is located.
  3. Parking permits are required for vehicles stopping in the four-wheel drive area as of Memorial Day weekend. This should alleviate day tourist parties on the area.   There is a $50 fee for a 10 day pass per car and $150 annual fee.  No fee is charged to property owners in the County but the passes are not transferable and vehicle specific.  Permits are available at the Visitor’s Center.  A digital billboard located near Pine Island on Rt. 12 will advise tourists of this.  The Currituck County website has further information as well as a video on driving in four-wheel areas.
  4. The Commissions are highly aware of the beach situation after the nor’easters. They understand the beach erosion this year especially and are considering contracting with an engineering company that conducted a study for Pine Island.  They believe it costs approximately $2.5 million a mile to renourish a beach.   Unfortunately, this isn’t an overnight decision.  The Commissioners’ study will start in the Fall and continue for 2 years.  Bob indicated, ideally, there should be 150 feet of beach at mean high tide.  They are considering escrowing some of the Occupancy Tax collected so it is not a tax assessment, but that is in the future.
  5. South of Corolla Light, the County is developing a new area with an ABC store as well as county offices which will be relocated from the current offices across from the local post office. The current offices later will become a Community Center.
  6. The fire department is in the process of hiring and training full-time paid employees. Last year this was approved by the Commissioners with input from the county residents.   Our tax bills will reflect an increase of approximately 4 cents per $100 assessed value increase for 2019.
  7. The Mid-Currituck Bridge connecting just south of Corolla Bay to the mainland is now expected to start in 2019, per DOT, subject to any lawsuits stopping the process.
  8. US Fish and Wildlife Service will provide 3 acres at the start of the four-wheel drive area for a 1-1/2 mile unpaved (or crushed shell) roadway to alleviate congestion at the beginning of the four-wheel drive area. This road could be started in August.
  9. Currituck County has spent considerable money for beautification and walkways to help tourism in Corolla. Check the Currituck County website for Commissioners’ meetings   They are available to watch live.
  10. Corolla Civic Association is considering suing the County for misuse of Occupancy Tax revenue. The Commissioners believe they have explanations and valid reason for all such expenditures.

Nick Aisthorpe provides support for Coastal Area Management Act (“CAMA”) permitting and development in Currituck County.  He is located next to the Library.   He advised the following:

  1. No sand pushing permitted after April 1.
  2. Must have permit, if any sand being moved on dune (e.g., for walkways or stairs)
  3. More extensive approvals necessary if a stairway/walkway is more than 6 feet wide.
  4. After May1, no construction equipment is allowed on beach. He was unclear if trucks needed to drive pilings and rebuild stairs would be allowed.
  5. He discussed the dune process and that with Summer weather the dunes get drier and collapse. An owner suggested that owners should put up signs on the dunes warning not to walk on them—danger of collapse.
  6. Sand fencing is allowed. No permit is needed but must follow requirements set forth on the CAMA website.

After a short break, the regular VOH meeting was held.   A motion to approve the minutes of the Fall 2017 Meeting was made by Alfred King and seconded by Kent Ellis.  There were no objections and it passed by verbal vote.

Treasurer’s Report.   The 2017 end of year Treasurer’s Report was presented by Karen Lockwood.  VOH ended the year in the black with $37,059 in the Contingency Fund (now approximately $58,000).  The Reserve Fund was $248,778 at year end.

Landscape Committee.  Fran Hamilton provided an update and indicated that the majority of the $65,000 budget was spent on routine maintenance.  There were repairs to Sharky’s lawn due to a water leak requiring the ground be torn up and the Fitness Center had replacement rose bushes planted after removal of a dead tree.  Both areas will have annuals planted shortly.

PLEASE NOTE:  Each owner is responsible to clean up their own branches and trees and to dispose of them property.   The Common Areas are not the appropriate place!  Landscaping can be disposed of in your regular trash bin or placed in bags or secured in bundles.  The trash company will generally come within a day’s request.  ALSO.   There is a local Pine Bore Infestation problem.  If your tree is being cut down for this reason— please arrange for prompt and proper disposal to save your and your neighbors’ other trees.

Environmental Committee (“EC”).  The update was provided by Dave Halla.   The EC will be going through our community next week to confirm that the 22 homes that were cited last Fall for noncompliance of EC rules, have remedied them.  The homeowners were provided notice with pictures of the problem.  It could have been, among other things, exterior paint or trim paint peeling, rusted chimneys, decking, porch fencing, yard or landscape deficits.

Revised Environmental Policies and Procedures (“EP&P”).  The revised EP&P has been approved by the EC and the BOD.  It has been posted on the Owner’s Page of the VOH website.  Dave encouraged everyone to review it and provide comments by May 17, 2018.   It will become effective on June 1, 2018.  The EC welcomes any comments and will consider all.

Dave provided that the purpose of the revised EP&P is to provide more specificity to those who are building a house, but also for lighting, fences, pools, trees and shrubs, driveways, and roof and house colors.   This is in keeping with the peaceful environmental purpose that planning and construction should point toward the creation of forms, earth tone colors and textures which produce a minimum of intrusive effect in the total landscape and which take greatest advantage of the unique ecology of Corolla.

Karen explained the color palette of acceptable colors for houses and the availability of samples of each of these colors.   This is for convenience.  No current owner is required to change the color of their paint (or roof) and is grandfathered to using such colors until a subsequent owner chooses to repaint their house.  This is not meant to be punitive but to act as guidance and “automatic” approval of a paint color so long as a near neighbor doesn’t already have the same color.  All exterior house painting (whether the same color or different) requires submissions of the colors to the EC.

Management Report.  Provided by Bryan Smith

Unpaid Dues.    There are 14 homes or lots that are delinquent on 2018 dues.  Four of the undeveloped lots are owned by an individual in bankruptcy and outside counsel has advised we cannot foreclose on them.   Bryan will be contacting each owner this week and then their Rental Agency.  Suspension of the right to use amenities for owners and their renters will be the next step.

2018 Capital Projects.  The pool lounge chairs have been re-strapped.  Sharky’s ADA compliance items have been complete (including ramps, rails, handicapped parking spot designations, exterior shower within the pool area, door levers, etc.)  The trash and shower areas along with walkway to the beach have been updated with Trex flooring added.  Split rail fences have been replaced around the Fitness Center, sports area and at the southern end of Windance Court at the walkway to Ocean Hills.

2019 Capital Projects.  The Lake pool decking is the major planned project for 2019.

Beach – Access and Sand Fencing   Beth Lutton

Stairways to Beach.  With the loss of sand depth in the Hurricane season and then the Nor’easters devastation, we are lucky that we didn’t try to rebuild the Sharky’s or other beach access steps earlier, as these expenditure would have been lost.  Last Fall, it was loss of sand depth so we would have had to add steps to reach the beach.   But the March 4th storm destroyed our steps.  Until the sand dried out, it wasn’t possible to have new pilings driven in.  We have all permits and a structural engineer sign off and are in line to have the pilings installed by the end of next week.  Assure Property Care will then build the Sharky’s steps and then the mid Sandcastle steps.   We expect this will be done by mid-May.   The northern steps were reinforced last Friday and are very accessible.  CAMA would not allow the steps to extend out from the dune as far as previously.  The Sharky’s steps will descend to a landing and then go off only to the South.  The cost is approximately $24,000 for both stairs.   An individual owner asked a question on the cost versus ability to withstand storms.  Unfortunately, there is no insurance for this and the BOD has been advised that it could happen again.  Spending more money for stronger steps will not guarantee their survivability.

Sand Fencing.  Villages at Ocean Hill will not be providing sand fencing.   Individual owners of the dunes may do so, subject to following the CAMA rules.

A Clearwater Court resident asked questions on landscaping and flooring of a vacant lot.  Initially, Dave and the EC committee will work with him to resolve the issues.

A Fairwinds resident related that he had turned off his main water line when he was away, but it was turned on and used, probably by a contractor to clean equipment.  Please be aware of this.

The Fall meeting is scheduled for Sunday, October 7, 2018 at 9 AM.  The meeting will take place in the Corolla Library Meeting Room.

The meeting was adjourned at 11:50 AM.

Respectfully submitted,

Sherie Cordell


 Item #1 CCA Appeal 

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Dear Currituck Outer Banks residents, property owners and business operators,

The Corolla Civic Association (CCA) needs your help!  This is to request a contribution to CCA’s legal expense fund to challenge the legality of Currituck County’s use of occupancy tax revenues for unauthorized purposes and its failure to address allowed uses like fixing our beaches.  Our efforts to get the county to conform to the OT statute have recently been noticed and are gathering support from major players at the state level.

The CCA was founded eight years ago to represent the interests of all of us on the Currituck Outer Banks (COBX).  Since most of our property owners don’t live or vote in the County we have a weak voice in political matters.  But our beach properties generate most of the County’s tax revenues, so the CCA has tried hard to influence some of the County’s spending to make our beach community a better place to live, work and invest. Over the years we have had some successes, such as pushing for safe pedestrian and bike paths, but it nonetheless took the bad publicity of three pedestrian deaths on NC12 before they took action.

As you know from our newsletters, more than a year ago CCA began to take a hard look at how little of the tax revenues we generate on the beach were being spent for the benefit of the local tourism community.  Our focus was on the use of about $100 million in Occupancy Tax (OT) revenues generated by our beach rentals over the past decade.  Our review of the NC law that enables the County to collect this tax showed that the law was designed to increase tourism and had clear restrictions on how the revenues could be spent, including specifically allowing its use for beach nourishment.  Our review of OT spending reveals that more than $40 million was spent in apparent violation of the law.  These monies went for services that should have been paid for with general property taxes or went to projects with little or no tourism value.  Less than $40,000 was spent on beach nourishment, which is less than was spent on a fire hydrant in Grandy. (See table below.)

For more than a year CCA has discussed these concerns with County Commissioners and County management to no avail. Last fall the CCA Board voted to hire a Raleigh attorney experienced in State and County government affairs to review the matter.  Her review confirmed our assessment.  In January, she sent a formal public records request to the County asking for additional information about its use of OT funds.  The County has not responded to this request, nor to follow up communications by our attorney.

While we continue our attempts at constructive dialogue, including preparation of an alternative budget for OT spending for discussion with the County, we need to be prepared to take further legal action if the County continues to ignore us.  To this end, the CCA Board has decided to set up a separate legal fund to pay for the ongoing costs of our legal representation and to press our case with the County, or in court if necessary.  We need to ensure that OT funds are spent legally to help our tourist business and fix our beaches.

Please send your check made out to “CCA Legal Fund” to PO Box 444 Corolla, NC 27927.  Include your email address on the check if you are not already a CCA member. Your funds will be used only to pay for CCA’s legal costs in this matter.  A record will be kept of all donations and any unused funds will be refunded to you in proportion to your share of the total donations.

Please feel free to contact any Board member if you have any questions about this matter.

Thank you,

Corolla Civic Association Board

Barbara Marzetti, President – 252-453-6490,
Gary McGee – 252-599-24290,
Bill Collins – 203-219-5047,
Hadley Twiddy – 252-202-8580,
Gerri Adams – (757) 676-6990,

Table of Questioned Expenditures



Stated Purpose Total – FY 2005 to 2018 Comments
Sheriff Department  $10,363,151 Although deleted from the law as an authorized expense, recent payments represent the entire annual COBX share of Sheriff’s budget based on our analysis of Sheriff calls and includes over $6M in vehicle purchases for countywide use.
EMS Services  $10,713,117 Although deleted from the law as an authorized expense, recent payments represent more than the entire COBX share of EMS budget based on our analysis of EMS calls
General Purpose/ General Fund  $1,846,354 Although using the General Fund as a repository for general purpose expenses was eliminated from the law, this represents the balance transferred minus the transfer into to establish the TDA fund in FY09
Total Expenditures in Apparent Direct Violation of the Law  $22,922,622
Rural Center  $3,615,248 Purchase of a horse farm and development of mainland facility used mostly by County residents
Mainland Parks & Recreation  $14,040,422 $7.5 M for YMCA, $463K for Veterans Park Improvements, $2M+ for baseball fields and parks on the mainland and other uses
Maple Commerce Park  $2,973,741 Improvements of land, roads and utilities on County land expressly for commercial development
Economic Development  $2,601,209 This represents the entire Economic Development budget which focus is attracting business and full-time jobs for the mainland
Airport  $268,003 Airport promotions and improvements
Grandy Fire Hydrant  $40,000 A fire hydrant on the mainland?  A tourist attraction?
Carova Roads Service District Maintenance  $508,675 Should be paid by service district tax charged to adjacent property owners who benefit, as is done elsewhere in the County

Total Expenditures with Questionable Tourism Value:  $24,047,299

Total Expenditures Challenged:  $46,969,920




Item #2 CCA Questions and Answers



What is CCA?

The Corolla Civic Association (CCA) is a non-profit 501(c)(3) organization representing the Currituck Outer Banks (COBX) community. CCA is dedicated to promoting a vibrant beach community while maintaining its unique character and preserving its pristine beaches for future generations. For almost a decade, CCA has advocated for the local residents, property owners and business owners in addressing local issues and concerns with the County. CCA strives to keep its membership well informed and engaged on local issues.

Why is CCA raising a legal expense fund now?

For more than a year, CCA has focused on how little of the Occupancy Tax (OT) revenues generated at the Beach – a major source of County income – have been spent to benefit the tourism community. Our assessment of audit reports and other records shows that over $40 million of OT collected since 2004 (when the current OT statute was adopted) have been spent in apparent violation of the law. For example: $20 million was spent on Sheriff and EMS services despite the fact that authorization to spend for these items was explicitly removed from the law in 2004. Over the years, CCA has met numerous times with County officials to express our concerns. CCA has also developed a constructive plan that recommends a rigorous, business-like approach to OT investments. Last January we also filed a Public Records request to obtain documentation to permit us to further validate our analysis. As of April 18, the County not responded.

What are some examples of misuse of Occupancy Tax revenues?

·         Using $7.5 million of OT to help build a YMCA on the mainland in a rural area

·         Using $4 million to buy a mainland horse farm and turn it into a rural center

·         Spending more than $4 million to build ball fields and playgrounds on the

·         mainland in a rural area

·         $40,000 for a fire hydrant in Grandy

·         The above projects moved forward even though the OT law mandates that the spending stimulate the tourism business generating the tax.

·         But, doesn’t the mainland also have tourist attractions?

·         The bulk of the OT expenditures touted as creating mainland tourist attractions are primarily used by County residents. Yes, these venues have some attendance by out-of-

County tourists or business travelers but the number pales in comparison to the million+ tourists who visit the beach area annually. OT spending on mainland venues has been totally disproportionate to any reasonably expected tourist impact. Comparing the mainland’s 34 motel rooms, few restaurants and limited tourist attractions to COBX’s 20,000 rental bedrooms, numerous restaurants and countless tourist amenities, the outsized OT spending on the mainland is devoid of a sound economic rationale. This situation is made worse in light of the many improvements needed to keep COBX as a desirable and competitive beach vacation destination.

What are the Beach Area needs?

The most obvious one is fixing our beaches.

·         The million+ tourists who come to COBX each year spend about $400 million.

·         This is what drives Currituck County’s economy (one can easily imagine what

·         Currituck would be like without beach tourism …)

·         But our beach, like most on the east coast, has been eroding away and storms

·         have destroyed dunes and already taken some homes.

·         The North Carolina Legislature understands that tourism is one of the State’s

·         biggest industries and that 1 in 12 workers is employed in the tourism industry. It

·         also appreciates that 70% of tourists in the State are beach tourists.

·         Thus, in 2004, the NC legislature changed the OT law to allow Currituck to

·         increase its OT rate by 50% while specifically authorizing its use for beach nourishment. Since 2004, of the $43 million in “additional” OT collected, a mere $39,000 thousand has been spent on beach nourishment. That’s about a tenth of one percent!

·         And the rest of this “extra” money, $20 million, went for Sheriff and EMS services and a similar amount went to mainland ballfields, a YMCA and the like.

·         While Sheriff and EMS are clearly necessary services, they are paid for with general property tax revenues everywhere else in the County and should be in COBX as well, particularly since 57% of the property tax comes from COBX. Not to mention that the OT law prohibits its spending on these services.

·         Is CCA planning to sue the County?

·         CCA sincerely hopes that it can keep this issue out of the courts. However, almost three months ago CCA submitted a request under the NC public records act asking for documents relating to the expenditure of OT taxes. The only indirect response so far has been that county staff have been busy with other requests and will get to ours.

·         Recently CCA provided the County, for its consideration, a suggested long-term budget for tourism-related expenditures that is both fully compliant with the law and designed to maximize tourism revenues for the County. We have asked the County for a fair hearing of our plan, and to meet with us to discuss it, in the hope that it may be incorporated into the 2019 Fiscal Year Budget that it is now preparing.

As CCA’s primary intention is to fix things going forward, CCA does not contemplate any legal action if the County is willing to constructively engage and develop a defensible OT budget plan along the lines of what CCA is proposing. However, if the County continues business-as-usual, then CCA will have no choice but to commence a legal action as soon as possible. Regardless of whether a lawsuit is filed, legal bills accrue while trying to negotiate a reasonable and satisfactory path forward.

What are CCA’s objectives here?

CCA’s key goal is to persuade County officials that smart expenditures of OT revenues that make the beach area more attractive to vacationers will enhance the values of properties at the Beach and, at the same time, benefit all of Currituck County by reducing Mainland owners’ property tax burden. It also aims to redirect OT resources from non- tourism uses to make them available for investment in beach nourishment. If our persuasion efforts fail with the County, then we will have to resort to the courts to accomplish these objectives.

Does CCA have legal “standing” to sue the County regarding its OT expenditures?

CCA’s attorney has assured us that we have standing to bring suit.

What is CCA’s legal strategy if it commences a legal action?

It isn’t prudent for anyone to divulge their legal strategy. Suffice it to say that, based on our law firm’s advice, we have a high degree of confidence in our legal position and that there are a variety of legal actions and legal remedies available.

What will the Legal Fund be spent on?

All donations are deposited in a separate CCA Legal Fund account and are to be spent only on legal costs as approved by the CCA Board of Directors. CCA has already incurred legal costs in engaging its attorneys to prepare its public records request that was submitted to the County in January. The Legal Fund will pay for these and on-going costs of legal advice and for preparation of any litigation filings that will be required if we decide to proceed with a suit.

What will happen to any unused funds if CCA decides not to bring a legal action or it is concluded before the Legal Fund has been exhausted?

As noted in our 4/3/18 fundraising letter, contributed funds will be used only to pay CCA’s legal costs in connection with this matter. A record will be kept of all donations, with any unused funds refunded in proportion to your share of the total donations.

Will my contribution to the Legal Expense Fund be disclosed?

CCA will not publish or disclose the identity of donors or communities who support our legal fund. However, we fervently urge CCA supporters to contact other COBX owners, residents and businesses to encourage them to contribute to this important cause.

Who are the CCA Attorneys?

Parker Poe Adams & Bernstein, LLP Raleigh, NC

Our lead attorney has 20 years’ experience in state tax controversy matters and tax litigation at all levels of state and federal court and was formerly NC Special Deputy Attorney General for the North Carolina Department of Justice representing NC Department of Revenue.


Spring 2018 April NewsletterREBUILDING THE WALKWAYS

Both the wood walkways off Sandcastle at Sharky’s and midway down the street need to be rebuilt. New pilings are needed and the VOH is scheduled to have these pilings sunk, weather permitting, at the end of the second week of April. Reconstruction of the walkways themselves can then begin and should be completed by the beginning of May. The northern most walkway on Sandcastle is open and operational.

Because the dune line has been significantly cut back, the stairs for these accesses will drop down to the beach in different locations than the previous sets of stairs. The access at Sharky’s will no longer have benches at the top because the dune has collapsed and eroded in places. From the top, the steps will drop down about eight feet to a platform from which a second set of steps will run at a right angle pointed south.


Although there has been significant beach erosion, as the weather gets warmer and the dunes begin to dry out, there are signs of the dunes drying out and collapsing in places, which help to bring sand back down on to the beach.

Management and BOD members met with Jeannie Turner of CAMA on March 15th,to discuss where the new beach access could be built and the possibility of removing some of the sand that has been encroaching on the existing VOH beach walkways. She gave VOH permission to remove sand on either side of the existing walkways by hand or machine digging to a depth of three feet and width of six feet. This will be done to each of the three wooden walkways before the season begins to keep them open and free of encroaching sand.


As the Nor’easters rolled through and ruined the walkways for many oceanfront communities and owners, they also damaged the horse fence that helps to protect our Wild Horses by keeping them in the four-wheel drive area. As a result, for several weeks the horses once again roamed freely over the beaches of Currituck all the way down to Sanderling. The staff of the Wild Horse Foundation worked non-stop to resolve this problem and again have the herd safely ensconced in the four-wheel drive area.


The Environmental Committee and the Board of Directors have placed a newly amended, restated, user-friendly version of the Environmental Policies and Procedures (EP&P) on the VOH Website for owners that will become effective June 1, 2018. In response to questions and requests for clarification from the community, the EC and BOD have worked on clarifying parts of the prior EP&P that was last amended in 2012. Our attempt is to provide clear guidelines as to what is required for swimming pools, pool fences, yard fences, driveways, paint colors for houses, roof colors, landscaping, lighting requirements, etc. so that we are all good neighbors and comply with the Currituck County regulations as well.

We welcome all comments by the membership and will try to answer your questions at the Spring Meeting. However, we urge you to go to the Owner’s Website at in the interim and read the revised EP&P and forward any of your questions to the BOD as all comments will be considered and addressed.


The focus of the Landscaping Projects for 2018 are the updating of the flowerbed in front of Sharky’s and developing a flowerbed in the Fitness Center parking lot where a large pine tree died. There will also be sod placed in front of the Sharkey’s where, during the process of repairing broken pipes, the water company dug up portions of the lawn.


The required ADA compliance equipment for the oceanfront pool area is almost fully installed and the parking lot has now been designated with ADA parking spaces. These improvements should make our oceanfront amenities and area much more user friendly for our members and/or guests who are dependent on ADA accommodations for their mobility and enjoyment.


Proposed Environmental Policies and Procedures (revised March 29, 2018)

VOH Storm Damage Update – March 5, 2018

The Nor’easter that has ravaged the east coast has done more serious damage to our beachfront in the past several days and the winds continue to cause high tides that lap the dunes. Attached you will find a picture of a section of the walkover at Sharky’s (walkway #1) that collapsed yesterday, Sunday morning, (March 4th) at high tide. The mid-Sandcastle walkway (walkway #2) has also sustained additional damage. Until the winds stop, we will not be able to assess the extent of that additional damage and what repairs will be required. The northern most wooden walkway on Sandcastle, which has been partially buried under sand for a number of years, appears to have experienced little damage and the steps are now all visible although sections of the walkway still need sand removal.

Management had obtained County Permits to repair walkways #1 & #2 on Friday, March 2nd and work was scheduled to begin today, March 5th. However, with the additional damage experienced over the weekend, new Permits accompanied by drawing from a structural engineer will be required before repairs can begin. In addition, until the ocean settles down, it will be impossible to begin repairs. We will keep you posted as to when we receive the permit and repairs begin.

Many if not most of the oceanfront homeowners have lost or experienced severe damage to their private walkways. One owner had placed sand fencing on the top of their dune and the winds and water have washed most of that down the dune. The force of the ocean has left the wood frames from old sand fencing exposed and the Association will remove those posts.

We would like to remind everyone that two of the Currituck County Commissioners, Bob White and Paul Beaumont will be attending the Spring semi-annual Homeowners Meeting and encourage you to attend. I think we are all anxious to hear what the County’s thoughts are on addressing beach erosion and this would be our opportunity to ask questions.


This picture was taken March 4th at 8:15 AM from the Sharky’s beach access walkover on hour before high tide.

This picture was taken March 4th at 9:30 AM at high tide after the Sharky’s beach access had collapsed into the ocean.

2018 February VOH Newsletter

Election of Officers for 2018
President: Beth Lutton
Vice President: Fran Hamilton
Treasurer: Karen Lockwood
Secretary: Sherie Cordell
Member-at-Large: Dave Halla

Invited Guests

Currituck County Commissioners Bob White and Paul Beaumont will be attending the VOH Spring Semi-Annual Meeting. The County has become concerned about the increasing beach erosion, and the Commissioners are prepared to discuss the options the County is exploring to address this problem. They will also discuss the requirement of parking permits for the four-wheel drive area and the establishment of County Air Up/Down Stations.

Nick Aisthorpe, Development Technician, Currituck Office of Planning and Zoning and Satellite Office CAMA Representative will be available to answer any CAMA related questions.

Beach Erosion and High Tides

The beach erosion and high tides have continued through the winter and the beaches of VOH have experienced a significant loss of sand, as have other beaches throughout Corolla. Currituck County has sent out applications for oceanfront owners who might like to apply for matching funds for beach grass and the Association has forwarded that information on to appropriate members. The Association itself is ineligible, as we have no common beachfront property according to the County.

Employment Opportunities

Any VOH owner or family member who is interested in full or part-time summer employment, please contact Bryan Smith at 252 453-0162. If you know of any Corolla resident who would be interested in summer employment, please pass Bryan’s phone number along.

ADA (Americans with Disabilities Act) Additions to Oceanfront Pool and Parking Lot

As indicated in the December Newsletter, when it became necessary to hire a structural engineer for the oceanfront pool and walkway project and to replace joists rather than just replace boards, the County classified the project as a renovation, rather than a replacement. As a renovation the project became subject to required ADA improvements. However, the ADA requirement was only made known to the VOH after the project was completed. The ADA stipulation requires that 20% of the total cost of a project be spent on incorporating ADA support equipment to a project. Therefore, ramps, designated parking spaces, locks, door nobs, grab bars, and designated outdoor showers are some of the items that have been added.

Sandcastle Beach Walkway Accesses

The Sandcastle Beach Walkway Accesses will be rebuilt with new steps and additional pilings, where needed, before Easter.

New Site Manager

Ken Stilton has been named the new VOH Site Manager to replace Christine Hawes. Many of you may know Ken as he has previously worked part-time at the Fitness Center. Ken will be working part-time and is an employee of the VOH’s management company, Oyster Catcher Management LLC and as such, answers directly to Bryan Smith.

Spring Meeting

Please mark your calendars for the Spring Meeting, which will be held on April 14th from 9-11 AM in the Corolla Library.



It is with great sadness that we write to inform you of the passing of Jody (Joanne) Gibson on December 1, 2017. Jody was a warm, welcoming member of our VOH community. She was known for greeting owners and guests with a friendly smile and kind words as they made their way to the beach. Jody was loved and respected by all who knew her in Corolla and the Northern Beaches and her loss will be deeply felt.

There will be a memorial service held on December 8th at 2 PM at the Corolla Chapel, 1136 Corolla Village Road, Corolla, NC. The Board of Directors will be sending an arrangement of flowers on behalf of the Association to the Chapel in Jody’s honor.

In lieu of flowers, donations are welcome at the Chapel or at the Alzheimer’s Foundation of America 322 Eight Avenue 7th floor New York, New York 1001 (website:

Condolences can be sent to Ron Gibson (Jody’s husband) at PO Box 122 Corolla, NC 27927 or expressed via the online register at

Gallop Funeral Services, Inc. was entrusted with arrangements.

2017 December VOH Newsletter



On Oct. 8th, the 23rd Annual Meeting of the VOH was held at the Corolla Library and attended by an impressive number of VOH members. The budget was passed as was the By-Law Amendment removing term limits for elected officers. Dave Halla and Beth Lutton were re-elected to the board.

The business portion of the meeting included presentations regarding Air UP/Down efforts on behalf of the VOH; feedback from a meeting with CAMA representatives regarding beach erosion; review of the 2017 financial standing and proposed 2018 budget; and 2018 Capital Projects.

Both the Environmental and Landscape Committees gave committee reports. The Environmental Committee reported that it was in the process of rewriting its policy manual and the Landscape Committee reported on the process of putting the maintenance contract out to bid. The four-year amenities enhancement and repair plan was presented as a necessary and also fiscally responsible way to approach the needs of our aging community.

The second hour of the meeting was turned over to a question and answer discussion period among members. The following questions were posed to the BOD and the actions taken to date or answers are posted below the questions.

Yes, our present policy carries a $65,000 loss of income clause.

Lighting the VOH road signs is not an option as running electrical wiring to the signs would be prohibitive. However, we have had several of the street signs moved for easier visibility and had landscaping cut back in several locations where it was interfering with reading the signs. The signs are the original ones and some are beginning to rot so we have looked into the cost of replacing them with the type of street sign that some communities such as Pine Island use that are visible at night. The VOH has 20 signs and it would cost about $15,000 to replace all of the street signs, therefore this is an expense that will have to be budgeted for in the future.

The EC Guidelines prohibit high intensity floodlights without some type of shield that would focus the direction of the light, however, it is difficult to enforce. If you have a neighbor who is not honoring the guidelines, contact the EC and ask for their assistance in getting your neighbor to comply.

The BOD plans to continue its discussions with the CAMA representatives and follow their recommendations for what is best for the dunes. As the winter progresses, the BOD will monitor the stability of the dunes. CAMA recommended that no action be taken before the end of March, therefore, the BOD is using that as its deadline to determine if installing sand fencing would be beneficial.

Enviro-Tech has a panel/station for the VOH that it reads every day during the summer and 2-3 times a week during the off-season. It is used exclusively for the VOH and if they had to ask permission to go through the Freidman commercial area they would have to pay for that privilege. Therefore, they asked and the BOD granted them access through the VOH with the understanding that we put up a heavier metal chain that we and they have keys to and higher posts. They must unlock and lock the chain each time they come to check the station.

The Sports Court will no longer be locked and if the shuffleboard equipment is kept past the Fitness Center closing time, it must be returned to the Fitness Center first thing the following morning.

The contract with LRS says that their boxes must be removed from the beach by Columbus Day weekend, but does not make reference to any specific requirement to remove them in the event of the forecast of a storm.

8. Can Trex now be used for private pool decks?
Yes, according to the EC guidelines, Trex may be used for all of decking areas attached to private homes and pools.

The membership present at the Annual Meeting as well as the BOD and Management felt this format that offered the opportunity for an open exchange of questions and information was useful and desirable. The membership also indicated that their preferred form of communication is through email, which will be used going forward.


If you are planning any renovations, additions, painting, or major landscaping, you must first get in touch with the EC and notify them of your plans and submit the correct paperwork and seek approval. Do not start your project without going through this necessary step. The EC is there to assist you, but if you get started first and then have to back–track, that is when problems can develop.

The revision of the EC guidelines is not ready for “roll-out” yet, but should be completed by the Spring Meeting.


Because of the constant demand for good labor, Bryan Smith, the VOH Manager, took the opportunity to get the work on the oceanfront walkway and pool surround, our 2018 Capital Improvement Project, underway in November. The project will be almost complete by the time you read this except for the shower surround that still needs to be done and the ADA modifications. It has made a big improvement in the oceanfront area and will last for many years to come. When the original boards came up, a structural engineer had to be called in because the joist were three different sizes and laid in three different directions. Parts of the decking and walkway had been laid in the past at different time periods. Some boards along the cement section of the pool had rotted, as had the wood along two sides of Sharky’s necessitating the removal and replacement of building boards, flashing, and shingles.

When all of the work was completed, the Currituck County Building Inspector determined that the project was reclassified from a maintenance project to a renovation. Therefore, the project was required to meet ADA (American’s With Disability Act) modification and all of this will resulted in cost overruns. However, by tackling one amenity a year over a four year period, we will be able to handle the necessary improvements and the unexpected expenses while still building the Reserves.


If you have additional questions, please feel free to include them on the form sent to you along with your dues invoice. The BOD will answer all questions being submitted and they will be posted with the answers on the VOH website along with the questions and answers from the past two years.


The Spring Meeting will be held at the Corolla Library on Saturday April 14th at 9 am and the 2018 Annual Meeting will be held on Sunday October 7th at 9 am.


Storm Damage Update

Both Hurricanes Jose and Maria kept well off shore of the OBX, but created high and intense waves that resulted in significant beach erosion in the VOH. The frontal portion of our dunes were sheared and the height of our beach was reduced by about 18”-2’ in places. This resulted in many privately owned walkways losing the bottom portion of their steps or being suspended high above the sand. For the VOH, walkways were affected in a similar manner.

There are many old sand fencing posts sticking out of the sand and CAMA has given Bryan Smith, our Manager, permission to make arrangements for their removal which he has. Bryan is hoping to meet with the Currituck County CAMA representative next week on the beach to establish the new dune line. Once this is done and the beach has stabilized the BOD can make a decision as to what is the next step to take and what the timing should be.

Management has obtained estimates for sand fencing to protect the dunes if that seems to be the next step. At this point we still have two months of hurricane season left so the timing of installing sand fencing would be a factor to consider.

We will keep you informed via email as to what decisions are being made as soon as we have additional information.

Beth Lutton, VOH President

September 2017 Newsletter

The Fall 2017 Annual Meeting will take place on Sunday October 8th from 9-11 at the Currituck County Satellite Office located at the corner of NC12 and Schoolhouse Lane. The BOD will again be calling individual members in advance of the meeting as a reminder and to invite them to attend. We hope to see you there.

There are three items on the ballot in the fall mailing that require your vote. Members attending the meeting can vote in advance or in person. Members who do not plan to attend should: mail their ballot to the Villages At Ocean Hill PO Box 376 Corolla, NC 27927 for receipt by Oct. 6th; or email your choices for each category with your lot number; or scan your ballot with your lot number to by Oct. 6th .

Four Year Amenity Improvement Plan

The BOD has adopted a Four Year Amenity Improvement Plan that will address the needs of the VOH as an aging community while still allowing the Reserve Fund to grow. In 2018, the oceanfront walkway, wood pool surround and decking around Sharkey’s will be replaced with Trex. In 2019, the lakeside pool wood surround will be replaced with Trex. In 2020 the westside roads will be resurfaced and in 2021 the sports court will be addressed. At the end of four years, the major amenities will all be updated leaving the VOH with less expensive replacement costs such as signs and ocean accesses.

Air Up/Down

Throughout the summer the BOD has been monitoring the effect of the Currituck County Ordinance to Air Down vehicle tires before the vehicles enter the four wheel drive area. We have been in touch with County officials and have been keeping statistics on the number of vehicles that use the oceanfront parking lot to Air Down. We have been informed that the County will be posting signs in 2018, to Air Down at the Lighthouse ramp road. It is in the process of negotiating for the use of land by the Wild Ropes Course for an Air Up Station.

Eventually when the land swap between the Fish and Wildlife Service and Currituck County that is now in process is finalized, the Air Up/Down activity will be moved to beyond the cattle grate at the entrance to the four wheel drive.


In June Kent Ellis resigned from the BOD and Dave Halla, a former BOD member joined the BOD for the remainder of Kent’s term. Beth Lutton became President and Karen Lockwood became Treasurer. Christine Hawes also resigned as VOH Site Manager in June and Karen Smith, our VOH Manager’s wife, took Christine’s place for the summer. Many thanks to both Dave and Karen for their willingness to step in and help make the transition a smooth one.

June 2017 Newsletter

On behalf of the VOH, the BOD, would like to thank Kent Ellis for his leadership and service to the Association for the past 3 ½ years. Due to personal commitments, Kent made the decision to resign from the BOD in June. Dave Halla, a former BOD member from 2012-2016, has agreed to step-in and serve the BOD as a member-at-large until the end of 2017. The BOD composition now is:
President: Beth Lutton
Vice President: Fran Hamilton
Treasurer: Karen Lockwood
Secretary: Sherie Cordell
Member-At-Large: Dave Halla


Christine Hawes, the former VOH On-Site Manager, made the decision in June, to remain at home with her son, Will, on a full-time basis. Christine and her husband Jay adopted Will last Fall and between her desire to spend more time with her son and the reality that the long commute from Kill Devil Hills in the summer months cut into that time, Christine made the decision of placing family first. We will miss Christine’s enthusiasm and positive energy and wish her well.
Karen Smith, the wife of the VOH Manager, Bryan Smith, has agreed to fill in for Christine this summer until such time as Bryan can find a permanent replacement for Christine.


Currituck County passed an ordinance on May 15th requiring all vehicles to air down before entering the four-wheel drive beaches. Depending on the size and type of vehicle the maximum air tire pressure is 20 lbs. This ordinance had an immediate effect on Corolla businesses and neighborhoods especially the VOH as the County had not designated County areas in which drivers could pull over to air down/up.

The VOH BOD has been in contact with members of the Currituck County Board of Commissioners, the County Manager’s Office, and the Corolla Sheriff’s Office regarding our location as the last community before the four-wheel drive beaches and the problems this presents to our community. We have been told that the County is now working on designating County areas to be used as temporary Air down/up stations to alleviate the strain it is now putting on private business and communities.

The BOD will continue to monitor this situation closely and our pool staff is keeping a count of the number of cars that use the oceanfront parking lot to air down. The Corolla Sheriff’s Office is also offering support by making frequent passes through our community to check on vehicles using our streets or parking lots as air down areas.

Please mark your calendar for the Annual Meeting that will occur on Oct. 8th from 9-11 at the Corolla Library.

Currituck County Board of Commissioners Meeting Recap Re: Wild Ropes Adventure Park
The Wild Ropes Adventure Park Text Amendment request and Use Permit application both passed unanimously at the Monday February 1, 2016 Board of Commissioners’ meeting, with the following conditions placed on the Use Permit:
-The applicant shall satisfactorily address all remaining Technical Review Committee (TRC) comments.
-The applicant has demonstrated the proposed use meets the Use Permit review standards of the Unified Development Ordinance (UDO).
-TRC approval of the Major Site Plan application is required.
-The applicant has legal access.
-The facility shall comply with the standards as set forth by the Association for Challenge Course Technology (ACCT).
-The facility will provide for annual inspection by an ACCT certified inspector.
-The applicant shall provide the annual inspection report to the county upon request.
-Hours of operation are limited to 8:00 am to sunset.
-The facility shall not exceed the minimal light requirements as set forth for safety as established by the county.
The Villages at Ocean Hill homeowner, Robert Mitchell, of 1271 Lost Lake Drive spoke in both the Text Amendment and Use Permit segments. Fran Hamilton, the VOH Board of Directors Secretary, read the Board’s Position Statement in the Text Amendment portion. VOH Board Vice-President, Dave Halla, spoke as an individual homeowner during the Use Permit part of the hearing and presented the Position Statement by reference, since it had been read earlier.
A video of the meeting in its entirety is available on the Currituck County website, or by clicking this link: The Wild Ropes related material begins at about 14 minutes into the meeting.

Currituck County Planning Board Meeting Recap Re: Wild Ropes Adventure Park
Three The Villages at Ocean Hill (VOH) Board Members, six community members and the VOH Management Team attended the Currituck County Planning Board Meeting held on 1/12/16. A statement prepared by the VOH Board of Directors on behalf of the homeowners who oppose the construction of the Wild Ropes Adventure Park was read into the record. VOH Board Members and several community members also offered additional comments.
The Position Statement prepared by our Board addressed both the proposed Text Amendment and the requested Use Permit. However, at the time of the meeting, The Planning Board split the topics into two separate discussions and related votes. The Text Amendment passed seven to one. The support for the Text Amendment focused on the fact that passage would affect all of Currituck County and offer opportunities throughout the County for recreational facilities that could also exceed the previous height restriction of 35 ft. The Planning Board felt that the Text Amendment supported the Unified Development Ordinance (UDO).
In relation to the Use Permit, the Position Statement prepared by the VOH Board focused on the belief that granting the Use Permit for the construction of the Wild Ropes Adventure Park would not be in harmony with the adjacent residential community. This wording was recommended within the Planning Board’s written material as the basis for denying a Use Permit. The vote was four to four and under guidelines for passage or denial a tied vote is considered a denial.
This matter will now come before the Currituck County Board of Commissioners on Monday, February 1, 2016, at 5:00 p.m. at the Historic Courthouse in Currituck. The County Commissioners will vote both on the recommended approval of the Text Amendment and the recommended denial of the Use Permit. The County Commissioners can override the vote on either, but it is highly unlikely that they will override the vote on the Text Amendment.
The Board of Directors has again prepared a Position Statement regarding the Use Permit that will be read into the record at the County Commissioner’s meeting on February 1. The focus of this Position Statement remains a statement on behalf of the homeowners who oppose the construction of the Wild Ropes Adventure Park based on the belief that it will not be in harmony with the adjoining residential community.
All community members have the right to write to the County Commissioners to express their opinion and should do so prior to the February 1 meeting. Please send a copy of any correspondence to or by mail to The Villages at Ocean Hill Community Association at PO Box 376 Corolla, NC 27927.

Sandcastle Drive Drainage Project Scheduled
Improvements to the storm water drainage system on Sandcastle Drive are scheduled to begin the week of January 11, 2016 as weather allows. Two additional drains will be installed on the east side of the road and will connect to the existing drains on the west side. We apologize in advance for any inconvenience.

Wild Ropes Adventure Park Project Update
All members were recently notified by mail of the Wild Ropes Adventure Park proposed for the commercially-zoned area adjacent to The Villages at Ocean Hill. The Use Permit application and Text Amendment request are both currently on track and will be presented to the Currituck County Planning Board on January 12, 2016 at 7:00 pm in the Historic Currituck County Courthouse. The public is invited to attend the meeting.
A planning staff report of the request is now posted as part of the agenda packet and is available on the county website (
If approved by the Planning Board the project will then be presented to the Board of Commissioners at their meeting on Monday, February 15, 2016 at 5:00 pm.

2015 Fall Membership Meeting
The 2015 Annual Meeting is Saturday, October 10, 2015 from 9:00am – 12:00pm in the community meeting room at the Corolla Public Library.
Two Director positions are up for election at the 2015 Annual Meeting and the Board encourages those of you who are interested in serving the community to run for one of these open positions. If you would like to do so, please notify us via e-mail to or mail to The
Villages at Ocean Hill, PO Box 376, Corolla, NC 27927 no later than Friday, August 28. Please include a brief bio, why you want to run, and what you hope to accomplish.
Please call us at (252) 453-0162 if you have any questions.
Hope to see you there!

2015 Spring Membership Meeting
The Board of Directors invites you to attend our Spring Meeting on Saturday, April 11, 2015, from 10:00 am – 1:00 pm at the Corolla Public Library.
The library is located at 1123 Ocean Trail, about 1/4 mile south of The Villages at Ocean Hill. Parking is available on both the side and rear of the library.
Hope to see you there!

The Villages at Ocean Hill Board is pleased to announce that Bryan Smith has been named as the new manager for VOH beginning in January of 2015. Bryan began working in the field of HOA management in 1996. From 1998 to 2007 he managed a co-ownership community in Duck and since 2007 he has managed the Sanderling Homeowner’s Association. He is a graduate of Virginia Commonwealth University with a degree in Business Administration and Marketing. Bryan is a certified Manager of Community Associations (CMCA) and a member of the Community Associations Institute (CAI). In addition, he is a licensed and registered operator of Aquatic facilities and graduated with an Electro-Mechanical Classroom Technologies diploma from The Refrigeration School Inc. of Phoenix. Bryan served as a United States Naval Officer from 1985 to 1989 and in the Naval Reserves from 1990 to 1996. He will employ and pay the salary for an on-site manager for VOH who will work from the Fitness Center office. Bryan will be responsible for general and financial administration, facilities and personnel management, architectural oversight and budget preparation. Please join the 2014 Board in welcoming Bryan as the next manager of our association.

There has been some confusion about the transition to Bay Disposal from Waste Management for several reasons which we will clarify below:
1. It’s not clearly understood by many homeowners that what they pay for directly to the trash collection company is trash container rental only. The trash collection service itself is paid for by the County from tax receipts. (Please note that the County also pays for the provision of one recycle bin at each home out of tax receipts).
2. It was reported in the November, 2013 VOH newsletter that homeowners could keep renting their trash containers from Waste Management if they so desired – NOT TRUE. This is what was told to VOH by the both Currituck County and Bay Disposal. Subsequent to the publication of the newsletter, it was decided that Waste Management would sell all of their trash containers to Bay Disposal and that trash container rental would no longer be available through Waste Management, but through Bay Disposal only. (Please note that VOH was not informed of this subsequent decision).
3. To complicate things further, Waste Management invoiced all of their old customers for the rental of trash containers in 2014 despite the fact that they no longer owned the trash containers. Currituck County is advising homeowners not to pay the Waste Management bills. If you have already done so, you need to contact Waste Management directly to request a refund.
4. Homeowners are now receiving invoices from Bay Disposal for the rental of their trash containers. The rental rate is $5 per trash container per month paid on an annual basis (e.g., $60 per trash container per year). Please contact Bay Disposal directly at 252-480-6699 if you have questions or concerns about your bill.
Hopefully, this clarifies the confusion with the transition in trash collection and trash container rental services for you. Please visit the Currituck County website at the link below for additional information about trash collection services:
Additionally, you should feel free to contact Mike Norris, Division Manager for Bay Disposal, directly Toll Free at 866-312-7495 or through the Corolla line at 252-491-5105.

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