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OPENPUBLICA · PUBLIC MEETING RECORD

Record of Proceedings

Ocean City Planning & Zoning Commission Meeting - November 18, 2025

Mayor and City Council & Boards — Tuesday, November 18, 2025

BodyOcean City, Maryland

SessionMayor and City Council & Boards

DateTuesday, November 18, 2025

StatusFILED

Video Record

0:00 / 41:52

Transcript — VerbatimClick a timed line to jump · ⧉ to share it

0:02

Well maybe this is LL Planning and Zoning Commission meeting to order the Tuesday, November 18, 2045.

0:22

Second from Janet, any discussion?

0:25

All those in favor.

0:27

All right, very good.

0:28

No, it doesn't sound like your mic is on.

0:30

It's not.

0:30

I'm sorry.

0:31

There you go.

0:31

Can everybody hear me now?

0:32

Thank you.

0:34

All right.

0:34

Moving on to the site plan.

0:38

Pam and Janet.

0:39

Okay.

0:40

Pam one, Janet 2.

0:42

All right.

0:43

Sabrina?

0:44

Okay.

0:44

The site plan review for the Mariner at 87th from commercial to three residential condos and associated parking phase one at 8606 Coastal Highway, Ocean City, Maryland.

0:56

SNS 86th Street LLC, Jonathan Selway and his family are here tonight to discuss this if you have any questions.

1:05

So the Department of Planning Community Development has reviewed the site plan dated September 30th and revised plan dated November 7th, 2025, submitted by SNS 86th Street LLC for the Mariner at 87th, which proposes to reconfigure a commercial building into three residential condos.

1:25

So the property description is block 53, parcel 1049A, phase one, lot six and lot seven with lot eight 50-20 square feet to be developed later.

1:38

This is a change of use from a commercial office to residential.

1:43

Plans include the renovation of the existing building.

2:25

Following staff feedback, the applicant updated the parking to code.

2:29

The applicant added a bike rack per the director's request.

2:34

And they're also going to request for the planning commission to waive the eight-foot sidewalk requirement as the project already has plantings in the 10-foot setback from coastal highway.

2:45

And we can show you that in the plans.

3:09

Two multifamily dwellings containing three or more dwelling units are forming a part of a multifamily development of two or more buildings.

3:16

This is permitted.

3:17

Maximum of four units from 5,000 to 7250 square feet.

3:23

This is a 5,000 twenty square foot for three residential condu units on lot six.

3:29

Required side yard, five feet for one, two or three-story buildings to provide proposed side yard is five feet.

3:36

Two front yards, minimum depth of the front yard is ten feet.

3:40

Proposed front yard is ten feet.

3:43

Building height shall be no more than fifty feet and shall be no more than five stories.

3:47

The building height is 33 feet, four inches and does not exceed 50 feet or five stories.

4:01

Okay, no, okay.

4:03

Um parking, again, we'll go through parking, two multifamily part two of section code section one ten thirty-two, one per each efficiency unit.

4:13

So again, this is a three-bedroom unit.

4:16

So you would need two one half per half each three-bedroom unit plus one half space for each a de additional bedroom unit over three bedrooms.

4:27

So four bedrooms requires three parking spaces per unit.

4:30

Three by three times three is nine compliant parking spaces provided that are 20 by 10 with a 20-foot dry aisle.

4:40

Conditions for approval.

4:47

Okay.

4:47

The only thing I'm gonna say is the um the first one, all parcels associated with the project shall be legally consolidated in accordance with section one ten eight seven four, but we decided that it was not required for this particular one.

5:02

Um there are three separate lots, but we can explain that as well later.

5:09

Um approved shall expire 18 months after the date of approval unless the building permit for the project is obtained prior there too.

5:26

Staff recommendation planning community development staff recommends appeal approval of the site plan as per presented.

5:32

So we're gonna look at the photos real quick.

5:35

So this is 8606 coastal highway.

5:39

This is the parcel, it was the old Century 21 building.

5:42

Um parcel six and seven is in this squared out lot, and then parcel eight here, which is not to be developed right now, but to possibly be developed later, is this grassy area.

5:59

Okay, and then here we can see it from Google Maps.

6:03

And with the eight foot sidewalk, they're again requesting it to be waived because there's already plantings in here, and this is not a cross street on a um on a light.

6:16

If I don't know if George, you can explain that a little more if I'm explaining it correctly.

6:22

Um per engineering, if this was at a cross street that had a uh crosswalk, um, they would want uh wider sidewalks to encourage uh pedestrian circulation, but this is not located at a uh a weighted intersection with a crosswalk.

6:38

So it we would uh we would be okay with this uh not having that wider sidewalks here, um especially since the um landscaping is mature there, and um if they did remove that landscaping, it would impact their storm water management and uh criteria and our environmental um department had his in agreement that she would prefer if it didn't get removed as well.

7:07

Okay, and then the location here.

7:10

I had it earlier.

Discussion Breakdown — Share of Meeting

Zoning And Land Use█████████████████████████████████████████████68%

Public Engagement██████9%

Public Transportation███5%

Procedural███5%

Engineering And Infrastructure███4%

Environmental Protection██3%

Legal Services██3%

Parks and Recreation█2%

Historic Preservation█1%

Summary of Proceedings

Ocean City Planning and Zoning Commission Meeting - November 18, 2025

The Ocean City Planning and Zoning Commission met on Tuesday, November 18, 2025, at 6:00 p.m. in City Hall Council Chambers. The meeting covered approval of previous minutes, a site plan for converting a commercial building into three residential condos, and deliberation on a proposed driveway apron ordinance. The commission also discussed staff scheduling improvements and commissioner comments.

Consent Calendar

Approval of Minutes: The minutes from the November 4, 2025, meeting were approved unanimously via motion by Pam Robertson and second by Janet Hough. (No roll call vote recorded; all present voted in favor.)

Discussion Items

Site Plan Review: The Mariner at 87th

Project Description: S&S 86th Street LLC (represented by architect Jonathan Selway) proposes to convert the former Century 21 building at 8606 Coastal Highway from commercial office to three four-bedroom residential condominiums. The property (Block 53, Parcel 1049A, Lots 6 and 7) is in the R-3 Residential zone. The plan includes interior and exterior renovations, new decks, and parking lot restriping. Staff recommended approval subject to conditions.
Applicant Presentation: Jonathan Selway explained the adaptive reuse, emphasizing the building's historic design, new private entrances on 87th Street, and preservation of existing architectural details. He noted future plans for a Phase 2 on adjacent Lot 8, which would include three new units.
Commission Discussion: Key points included:
- Sidewalk Waiver: The applicant requested waiver of the 8-foot sidewalk requirement on Coastal Highway due to existing mature landscaping and stormwater management considerations. Staff supported the waiver, noting the location is not at a major crosswalk.
- Lot Consolidation: Staff and commission discussed the need to consolidate Lots 6 and 7 into a single parcel, with a condition that consolidation occur prior to issuance of a certificate of occupancy (C of O) or within 18 months of site plan approval, whichever comes first.
- Alley Easement: Commissioners raised concerns about the deeded public easement (10-foot-wide alley) along the southern boundary. The alley was abandoned by the town in 1965 but remains a public right-of-way per recorded easements. Discussion suggested that in Phase 2, the applicant should clarify and potentially codify the alley's status, possibly dedicating it to the city for future maintenance or bicycle/pedestrian use.
- Parking: The plan provides 9 compliant parking spaces (10' x 20' each) with a 20-foot drive aisle, meeting requirements for three 4-bedroom units.
Motion and Vote: Pam Robertson moved to approve the site plan with the condition that lots 6 and 7 be consolidated prior to C of O or within 18 months of approval. Kevin Rohe seconded. The motion passed unanimously (all in favor).

Commission Deliberation: Driveway Apron Ordinance Amendment

Background: At the October 21, 2025, public hearing, staff proposed requiring a minimum 5-foot driveway apron between garage doors and interior drive aisles. Following public comment and commissioner input, staff revised the draft.
Revised Proposal: The amendment (to Section 110-935 of the Zoning Code) now applies only to townhouse garages on lots greater than 50 feet wide. The 5-foot apron can be achieved by recessing the garage within the building envelope (e.g., using a cantilevered second floor or wing walls). Staff presented examples.
Commission Discussion: Commissioners generally supported the revised language, noting it addresses concerns about feasibility. Commissioner Palmer Gillis expressed disappointment that opposition at the public hearing offered no drawings or evidence, simply stating it could not be done. He urged that future presentations include detailed evidence.
Motion and Vote: Pam Robertson moved to forward the revised draft ordinance to the Mayor and City Council for adoption. Kevin Rohe seconded. The motion passed with one commissioner opposed (name not specified in transcript).

Staff Updates

Application Schedule: Zoning Administrator Sabrina Hecht presented a new schedule for application deadlines and Technical Review Committee (TRC) meetings, designed to give applicants and commissioners clearer timelines. The schedule will be posted on the city website. Commissioners voiced support.
Plan Distribution: Staff will continue to provide digital and paper packets to commissioners at least one week before meetings.

Key Outcomes

Minutes Approved: November 4, 2025, minutes approved unanimously.
Site Plan Approved: The Mariner at 87th site plan approved with condition of lot consolidation before C of O or within 18 months.
Apron Ordinance Forwarded: Revised driveway apron ordinance (Section 110-935) sent to Mayor and Council for final action; one commissioner opposed.
Alley Discussion: Commission encouraged applicant to resolve alley easement clarity during Phase 2; staff noted potential need for city involvement to codify public right-of-way.
Next Steps: Applicant to proceed with building permit applications; Phase 2 site plan expected in future.

Meeting Transcript

Well maybe this is LL Planning and Zoning Commission meeting to order the Tuesday, November 18, 2045. Second from Janet, any discussion? All those in favor. All right, very good. No, it doesn't sound like your mic is on. It's not. I'm sorry. There you go. Can everybody hear me now? Thank you. All right. Moving on to the site plan. Pam and Janet. Okay. Pam one, Janet 2. All right. Sabrina? Okay. The site plan review for the Mariner at 87th from commercial to three residential condos and associated parking phase one at 8606 Coastal Highway, Ocean City, Maryland. SNS 86th Street LLC, Jonathan Selway and his family are here tonight to discuss this if you have any questions. So the Department of Planning Community Development has reviewed the site plan dated September 30th and revised plan dated November 7th, 2025, submitted by SNS 86th Street LLC for the Mariner at 87th, which proposes to reconfigure a commercial building into three residential condos. So the property description is block 53, parcel 1049A, phase one, lot six and lot seven with lot eight 50-20 square feet to be developed later. This is a change of use from a commercial office to residential. Plans include the renovation of the existing building. Following staff feedback, the applicant updated the parking to code. The applicant added a bike rack per the director's request. And they're also going to request for the planning commission to waive the eight-foot sidewalk requirement as the project already has plantings in the 10-foot setback from coastal highway. And we can show you that in the plans. Two multifamily dwellings containing three or more dwelling units are forming a part of a multifamily development of two or more buildings. This is permitted. Maximum of four units from 5,000 to 7250 square feet. This is a 5,000 twenty square foot for three residential condu units on lot six. Required side yard, five feet for one, two or three-story buildings to provide proposed side yard is five feet. Two front yards, minimum depth of the front yard is ten feet. Proposed front yard is ten feet. Building height shall be no more than fifty feet and shall be no more than five stories. The building height is 33 feet, four inches and does not exceed 50 feet or five stories. Okay, no, okay. Um parking, again, we'll go through parking, two multifamily part two of section code section one ten thirty-two, one per each efficiency unit. So again, this is a three-bedroom unit. So you would need two one half per half each three-bedroom unit plus one half space for each a de additional bedroom unit over three bedrooms. So four bedrooms requires three parking spaces per unit. Three by three times three is nine compliant parking spaces provided that are 20 by 10 with a 20-foot dry aisle. Conditions for approval. Okay. The only thing I'm gonna say is the um the first one, all parcels associated with the project shall be legally consolidated in accordance with section one ten eight seven four, but we decided that it was not required for this particular one. Um there are three separate lots, but we can explain that as well later. Um approved shall expire 18 months after the date of approval unless the building permit for the project is obtained prior there too. Staff recommendation planning community development staff recommends appeal approval of the site plan as per presented. So we're gonna look at the photos real quick.

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