Ventnor Professional Campus Townhomes and Density Questions

A recent Downbeach BUZZ analysis raises questions about density math tied to the Ventnor Professional Campus proposal at 6601 Ventnor Ave.

This is one of those situations where the public conversation can get confusing fast, because people often compare “total site” numbers to “area actually being developed,” and those comparisons can lead to very different conclusions.

According to the article, the debate centers on whether the townhome count is meaningfully “below what was allowed,” or whether the townhome portion is denser than it appears.

The basic project description (as reported)

According to the Downbeach BUZZ analysis:

• The full site totals 2.305 acres.

• Prior mixed-use zoning allowed 20 units per acre, which the article calculates as up to 46 units under that earlier framework.

• The proposal discussed at a public hearing involves 33 townhomes.

• The developer and Planning Board referenced the 33 townhomes as below the prior theoretical maximum.

That’s the “headline” framing: 33 is less than 46.

The article’s key argument: focus on the developed portion

The analysis takes a different approach by focusing on the portion of the site tied to the townhome development.

According to the article:

• The townhome portion uses about 46% of the total site.

• That developed portion is stated as 1.06 acres.

Then it applies the earlier 20-units-per-acre standard to the 1.06-acre portion.

Using that method, the article computes an allowance of 21 townhomes on the area being developed. It contrasts that with the 33 proposed and states this is 57% more density than what the prior zoning would allow on that developed portion.

To be clear: that “57%” figure is the article’s calculation and framing. The packet summary does not include a response from the applicant or a competing calculation—so the best way to treat it is as one viewpoint presented in local reporting.

Why density debates get heated in Ventnor

Ventnor’s redevelopment discussions often turn on a few recurring questions:

• How many units are being proposed?

• What is the baseline being used to judge “allowable” density?

• What does the site plan actually develop now vs. what might be left for later?

The reporting highlights that the Planning Board discussion referenced a “prior theoretical maximum.” The analysis argues that theoretical maximum should be evaluated against the portion being developed.

Those are not the same standard, and that’s why two people can look at the same project and come away with different conclusions.

What’s explicitly raised as a future concern

The analysis also raises a future-scope concern about potential later demolition of the Ventnor Avenue School and the possibility of additional units.

That is a “what could happen later” concern, not a described approval in the packet, so it should be treated as a caution that some residents may want clarified directly in public proceedings.

How to read this if you live nearby

If you’re a homeowner or resident tracking redevelopment, the most practical approach is to separate three things:

• What is being proposed now (33 townhomes discussed at a public hearing).

• What the zoning baseline is (the article references prior mixed-use zoning at 20 units per acre).

• What area is counted in the density calculation (full 2.305 acres vs. the 1.06-acre developed portion).

If those three aren’t clearly defined in conversation, people end up debating different math problems.

What would normally be confirmed in the public record

Without adding outside facts, here’s what typically provides clarity in a project like this:

• the application narrative,

• site plan sheets showing boundaries and phases,

• zoning tables (what’s required vs. what’s proposed),

• and meeting minutes or a resolution capturing the Board’s findings.

The packet summary tells us the topic was discussed publicly and is being actively debated. That usually means those documents exist somewhere in the municipal process, even if they are not included in this brief.

Key takeaways

• The site is reported as 2.305 acres, with a prior density reference of 20 units per acre.

• The proposal discussed includes 33 townhomes at 6601 Ventnor Ave.

• The article argues the townhome portion is 1.06 acres (about 46% of the full site).

• Applying the prior 20-units-per-acre standard to 1.06 acres yields 21 units (per the article’s math), and it frames 33 as 57% more density on that portion.

• The piece raises concerns about future scope and the Ventnor Avenue School site.

Micro-FAQ

Is 33 townhomes “under the limit”?
It depends on the baseline used. The article notes a comparison to a theoretical 46 units on 2.305 acres, but argues the developed portion should be the denominator.

Does the article confirm approvals?
No. It describes a proposal discussed at a public hearing and debates around density framing.

What’s the practical next step for residents?
Track the Planning Board process and look for the zoning table and site plan boundaries that define the calculation method.

Sources: Downbeach BUZZ