Ocean City Subcommittee Makes Recommendations For Boardwalk Development

OCEAN CITY, NJ — Ocean City’s boardwalk subcommittee presented a report to City Council that described the property at 600 Boardwalk as a rare redevelopment opportunity that would require zoning changes to move forward.

During the presentation, councilman and subcommittee chairman Dave Winslow said the site is “a once in a generation development opportunity” and urged consideration of conditional mixed-use development there and at similar large parcels along the boardwalk.

According to the presentation, a conditional use or special use is not permitted by right but may be allowed if it meets specific conditions in a zoning ordinance. Winslow said recommendations would be based on whether a proposed use serves public welfare and is consistent with the master plan. The presentation also said each case would be evaluated on its own merits and that action at one location would not automatically allow the same development elsewhere on the boardwalk.

It wasn't an outright approval or rejection of Eustace Mita's proposed luxury hotel. Rather, the report suggested a compromise.

The report outlined a possible framework for a large-parcel project at 600 Boardwalk. Winslow described that concept as a “high quality resort integrated with boardwalk frontage that preserves the character of the famous walkway.” The presentation said that could include upscale rooms and amenities, specialty dining open to the public, entertainment and event banquet space and an upscale retail component.

Such a project could help meet what the report described as unmet needs, including modern lodging options, wedding and convention venues, family space and experiential attractions, Winslow said. The presentation also said redevelopment at the site should account for nearby neighborhoods and should not be so overbearing that it changes the landscape of the area.

The report tied the proposal to the closure of Wonderland.

“The goal is for the property to serve as an anchor and restore the economic ecosystem disrupted by the closure of Wonderland,” Winslow said. “Such a development should not, shall not, that means can't, shall not replace the spirit of the boardwalk but reinforce it and sustain it in a modern context.”

More broadly, the report said the boardwalk zone should not be treated as a conventional zoning district but as “a unified destination experience.”

Winslow said entertainment uses should remain the main driver of visitation and that mixed-use development should become part of the community culture while enhancing the boardwalk’s character. That approach could encourage upgrades to aging businesses and support a year-round economic model for business owners, residents and visitors.

As for next steps, Winslow said the subcommittee would provide the report to City Council, which “should give consideration” to sending it to the city’s recently hired outside planner for review. He also said City Council should consider asking the Planning Board for an opinion, along with input from the city planner who works with the board.

Under the outline presented Friday, the Planning Board may make a recommendation and City Council would then consider both that recommendation and the subcommittee report in shaping a long-term strategy for the boardwalk.