Ocean City Planning and Zoning Commission Meeting - October 21, 2025

The Ocean City Planning and Zoning Commission held a regular session on Tuesday, October 21, 2025, at 6:00 PM in the Council Chambers at City Hall, 301 Baltimore Avenue. The meeting included approval of minutes, two public hearings (Comprehensive Plan Update and Driveway Apron Ordinance), and discussion of proposed code changes. The meeting was adjourned after a vote on the driveway apron ordinance.

Consent Calendar

• Approval of October 7, 2025 minutes: Unanimously approved (motion by Gordon Kretser, second by Janet Hough).
• Approval of Findings of Fact for Stephen Butz (OC Bay Hopper, Blue Bimini Inc.) conditional use request: Unanimously approved (motion by Janet Hough, second by Tony Butta).

Public Comments & Testimony

Comprehensive Plan Update (6:00 PM Public Hearing)

• Zach Bangert (Executive Director, OCDC): Expressed support for the plan, highlighting the inclusion of downtown design standards, workforce housing, and the "lead by design" concept. He noted the need to protect amusements and attractions, and suggested that the plan should encourage employee housing in larger hotel projects. He also commented on the downtown parking garage, urging consideration of multiple funding sources.
• Regan Smith (Attorney, Williams Moore Shockley & Harrison): Congratulated staff on the plan. He advocated for restoring the boardwalk train, extending the concrete boardwalk north to 12th Street, and addressing parking non-conformity downtown. He urged the commission to consider the impact of code changes on existing properties and to avoid creating more non-conformity.

Driveway Apron Ordinance (7:00 PM Public Hearing)

• Regan Smith: Testified that the proposed 5-foot driveway apron could make townhouse development on 50-foot-wide lots infeasible. He noted that a previous exception for 50-foot lots was omitted from the code when the ordinance was adopted. He argued that enforcement of existing garage-use rules is more effective than changing design standards and that the apron would reduce developable land and increase stormwater management requirements.
• Owen Graves (Developer of Sanibel): Strongly disputed claims that garages in his projects are not used for parking. He stated that the apron requirement would cause him to lose 25-30 units at Sanibel, making the project financially unfeasible and pushing development toward high-rise buildings. He argued that the change would regulate townhouses out of the code.
• Jeff Thaler (Architect/Developer): Opposed the apron requirement, stating it would eliminate entire townhouse stacks in his projects. He noted that this is the third time the proposal has come before the commission and that previous council votes rejected it. He suggested that the commission focus on enforcement rather than design changes.

Discussion Items

Comprehensive Plan Update (6:00 PM)

• Staff Presentation (William Neville, Planner; George Bendler, Planning Director): Provided an overview of the 2025 update, including updated census data, housing element analysis, land use map stability, and climate adaptation strategies. They noted that the plan must comply with state requirements and that the commission will need to finalize a prioritized work list.
• Commission Discussion: Commissioners asked about redevelopment potential (not just vacant land), the accuracy of the 7,000 resident population figure, and the need to address underdeveloped parcels. The commission decided to close the public hearing and hold a work session to review comments, with a second public hearing scheduled for December 2, 2025.
• Motion: To close the current public hearing and move to a work session. Passed unanimously.

Driveway Apron Ordinance (7:00 PM)

• Staff Presentation (George Bendler): Presented the proposed amendment to Section 110-935 to require a minimum 5-foot driveway apron between the garage door and the interior drive aisle. The intent is to improve maneuverability and provide space for trash cans.
• Commission Discussion: Commissioners debated the impact on 50-foot-wide lots, the use of wing walls, and the feasibility of recessing garage doors. Several commissioners expressed support for exempting 50-foot lots and allowing wing walls to support the apron under the townhouse structure. Commissioner Palmer Gillis made a motion to approve the ordinance with those amendments.
• Motion: To approve the driveway apron ordinance with an exemption for 50-foot-wide lots and allowance for wing walls (as structural support) to enable the apron to be set back under the townhouse. Motion passed 6-1 (Commissioner Kevin Rohe opposed). Staff will bring back the amended language for final confirmation.

Key Outcomes

• Comprehensive Plan Update: The public hearing was closed; a work session will be held to consider public comments and finalize the plan. A second public hearing is scheduled for December 2, 2025. The plan will then be forwarded to the Mayor and City Council for adoption.
• Driveway Apron Ordinance: Approved with amendments (exemption for 50-foot lots and allowance for wing walls). Staff will prepare revised language for the commission’s final approval before sending to the City Council.
• Next Steps for Commission: The commission will hold a work session on the Comprehensive Plan update and review the revised driveway apron ordinance language.