Ocean City Boardwalk Zoning Review: What the February Meeting Will (and Won’t) Do

Ocean City is continuing its review of Boardwalk zoning rules, with a public information session scheduled for February 7 at the Ocean City Free Public Library. The meeting is being hosted by a City Council–appointed subcommittee formed in response to ongoing questions about redevelopment standards along the Boardwalk.

This session is not a vote, a hearing, or a policy change. Instead, it’s designed to share interim findings from the subcommittee’s research into how commercial zoning currently operates along the Boardwalk corridor.

Why the Boardwalk Subcommittee Was Created

The nine-member Boardwalk subcommittee was formed after controversy surrounding a proposed redevelopment at the former Wonderland Pier site. In December 2025, City Council voted 4–3 to ask the Planning Board to consider whether the site could qualify for rehabilitation zoning, a move that drew public attention and debate.

Rather than addressing a single property in isolation, Council tasked the subcommittee with examining Boardwalk zoning more broadly. The goal was to gather data on existing commercial uses, zoning classifications, and regulatory constraints before any long-term decisions are made.

What Will Be Presented on February 7

At the February 7 meeting, subcommittee members will present research findings gathered to date. According to city reports, the presentation will focus on existing conditions rather than proposed changes.

Key points expected to be covered include:

• How commercial zoning is currently structured along the Boardwalk

• The range of permitted uses under existing ordinances

• How redevelopment standards have been applied historically

Importantly, officials have been clear that no recommendations or rule changes will be proposed at this session. It is strictly informational, intended to bring the public up to speed on what the subcommittee has learned so far.

What This Meeting Is Not

There has been some confusion among residents about what the February session represents. The city has emphasized several boundaries:

• It is not a City Council vote

• It is not a Planning Board hearing

• It does not approve or deny any specific project

Any future zoning amendments would require a separate, formal process involving public hearings and multiple layers of review.

Why This Matters to Ocean City Residents

The Boardwalk is one of Ocean City’s most visible and regulated areas, stretching from 6th Street northward and intersecting with major access points like the Ninth Street Bridge. Changes—or even clarifications—to zoning interpretation can influence how properties are used, renovated, or redeveloped over time.

For residents, especially those who live near Boardwalk-adjacent streets or own commercial property, understanding the existing framework helps set expectations. This meeting offers transparency into how the city is evaluating its own rules before any decisions are made.

How This Fits Into the Larger Timeline

The subcommittee’s work is happening alongside continued deliberation over the Wonderland Pier site, but the two tracks are not the same. The February 7 presentation is part of a longer fact-finding process, not a trigger for immediate action.

Future steps, if any, would occur later in the year and only after formal notices and hearings.

Common Questions Heading Into the Meeting

Will this change Boardwalk zoning?
No changes are being proposed at this meeting.

Is attendance required or mandatory?
No, but the session is open to the public for those who want context.

Will there be public comment?
The session is informational; public comment procedures, if any, will be clarified at the meeting itself.

A Transparency-First Approach

By sharing research before drafting recommendations, Ocean City is signaling a cautious approach to Boardwalk planning. Whether residents support redevelopment, preservation, or something in between, this meeting is about information—not decisions.

Sources: OCNJ Daily