Overview: Another pause at Sixth Street & Boardwalk

Ocean City’s Council has again opted not to declare the former Wonderland Pier parcel—a high-profile lot at Sixth Street and the Boardwalk—a formal redevelopment area. A surprise motion to revisit the designation at the September 25 meeting was tabled on a 5–1 vote, effectively upholding last month’s stance. Primary keyword: Ocean City redevelopment.

Council discussion referenced fresh purchase interest in the site, including an offer reportedly around $25 million, with some suitors exploring residential concepts. Opponents argued that re-opening the designation with two members absent eroded public trust; a local activist group called the attempt a “sneak attack” on process. For now, the site’s future shifts to the Planning Board’s upcoming Master Plan review.

The site, the stakes, and the street grid

The lot fronts the Boardwalk near Sixth Street, with close access to Atlantic Avenue and the 9th Street Bridge approach. Its prominence makes any proposed height, massing, and use a community-wide discussion. A redevelopment designation could accelerate approvals and enable special tools, but the council’s posture suggests a preference for broader planning work first.

Signals from the meeting underscore three local specifics:

• Location: Sixth Street & Boardwalk (former Wonderland Pier).

• Recent action: Council tabled a motion to revisit redevelopment designation on September 25.

• Process path: Defer to Planning Board during the Master Plan update cycle.

What a redevelopment designation would do (explainer)

Redevelopment designations can enable tailored zoning, financial tools, and streamlined approvals within a defined area. They are not approvals themselves, but they can shorten the distance between a concept and shovel-ready status. Absent that designation, proposals proceed through standard zoning and site plan review, which many residents view as a fairer venue for deliberation.

Local voice

Opponents described the last-minute motion as a breach of public trust and a “sneak attack” on the process. Supporters of revisiting the designation cited market interest and the potential for a marquee project.

Real estate lens: timing, price, and neighborhood impact

Offers near $25 million reflect the site’s scarcity value on a built-out barrier island where ocean-front parcels are finite. Without a redevelopment overlay, any buyer would price in approval risk and timeline. For Boardwalk-adjacent owners on nearby blocks—Sixth Street through Eighth—future proposals could affect sightlines, seasonal traffic, and short-term rental dynamics.

As a local agent, I’ve seen how large waterfront or Boardwalk-area projects can reset buyer expectations for nearby streets—sometimes drawing attention to quieter cross streets that retain views or easier parking.

“These islands are already built out, so there’s only so much property to go around,” said Mike Sutley, Team Leader at Lexy Realty Group. “Markets go up and down, but over the long haul, that scarcity keeps values moving in the right direction.”

What happens next (process & planning)

Deferring to the Master Plan review moves the conversation into a more holistic forum—balancing height, use, circulation, and public-space goals across Ocean City’s waterfront and commercial corridors. The Planning Board will weigh how any redevelopment at Sixth & Boardwalk aligns with long-term objectives for the Boardwalk economy, storm-resilience strategies, and neighborhood character.

Micro-FAQ

• Is a hotel or large residential project off the table? Not necessarily; proposals can still be filed, but they’ll follow standard processes unless a future council changes course.

• Who decides now? The Planning Board, through the Master Plan work, will frame the policy context; any site-specific approvals would still require formal applications.

• What should nearby owners watch? Height, setback, traffic circulation, deliveries, and Boardwalk access—especially at Sixth Street.
  
  

Sources: Cape May County Herald; City of Ocean City.