Board of Port Wardens Meeting – December 11, 2025

The Board of Port Wardens of Ocean City, Maryland, met on December 11, 2025, at 2:00 PM in City Hall Council Chambers. The meeting addressed the approval of previous minutes, 12 permit cases (5 minor, 7 major), and a public hearing on proposed amendments to Chapter 106 (Waterways) of the Town Code. All permit cases were approved unanimously, often with staff-recommended conditions. The code revision discussion centered on updating marine construction standards and clarifying the board’s authority to grant exceptions.

Consent Calendar

• Minutes Approval: The board unanimously approved the minutes from the October 9, 2025 meeting (motion by Rich, second by Melvin; voice vote all in favor).

Minor Cases (Unanimously Approved)

Each minor case was presented with staff recommendations citing compliance with minimum Board of Port Wardens (BOPW) specifications. No letters of objection were received. The board voted 7-0 (all members present) to approve each application per staff recommendations.

• PW 25-087 – 611 Gulf Stream Drive (Stephen Folckemmer): Install five 12"×20' batter piles (5'11" channelward max).
• PW 25-088 – 14202 Laurel Avenue (Kathleen Frock): Replace existing 5'×30' dock with a 3.5'×46' dock and repair ±46' of timber bulkhead via vinyl replacement (5' channelward max).
• PW 25-089 – 315 N Heron Gull Court (Richard Smith, Jr.): Replace bulkhead pile system with ten 12"×20' piles, tie rods, and anchors.
• PW 25-090 – 5301 Coastal Highway (Candy Kitchen, LLC): Install ±310' of replacement vinyl bulkhead using a batter pile system (18" channelward max).
• PW 25-095 – 136 Old Landing Road (Anna Smigocki): Remove existing platform, install 60' of replacement vinyl bulkhead, and a new 5'×16' recessed dock (18" channelward max). Staff noted 43.5' of navigable waterway will remain.

Major Cases (Unanimously Approved with One Exception)

All major cases also had no letters of objection and were approved by voice vote. One case required a board exception to the 20% rule.

• PW 25-091 – 205 Somerset Street (White Marlin Marina): Install five mooring piles at end of existing T-pier (174' channelward). Board discussed that these are bumper piles for commercial marina; no objection.
• PW 25-092 – 614 94th Street (Glenn Cantagallo): Install one 12'8"×12'8" floating dock (19' channelward). Staff noted the request exceeds the allowable 20% rule: 20% of 90' waterway width = 18', but the pier already extends 19'. The board granted an exception and approved the application (motion by Joe, second by Rich). The exception allows the work to proceed at 19' channelward.
• PW 25-093 – 411 Bayshore Drive, Unit 302 (Bayshore OC, LLC): Install one jet ski lift with piling (8'2" channelward max).
• PW 25-094 – 609 Bayshore Drive, Unit 32 (Edward Lee): Extend existing 32' pier by 18' to 50' total, install one boat lift with pilings (50' channelward max, open water).
• PW 25-096 – 107 Convention Center Drive (Thunder Island CM): Install 440 linear feet of replacement vinyl bulkhead (18" channelward), relocate 15 finger piers (12'6" channelward max). Board noted 48 mooring piles at the slip front will also move 18" channelward.
• PW 25-097 – 1510 Shad Row (Frederick C. Rummage, Jr.): Install 50' of replacement vinyl bulkhead (18" channelward), one boat lift and one PWC/kayak lift (13' channelward max). Existing pier/platform will be removed.

Code Revision – Public Hearing and Board Deliberation

The board held a public hearing on a proposed ordinance amending Chapter 106 (Waterways), including updated vinyl bulkhead, riprap, pier, and boat lift standards. Planning Director George Bandler reviewed changes: removal of obsolete definitions (e.g., “designated authority”), increased fines for violations (from $1,000 to $5,000 per state authority), addition of condominium/HOA notice requirements, removal of timber bulkhead standards, alignment of building permit expiration (180 days) and marine contractor licensing requirements. The updated marine construction standards were developed in collaboration with Public Works and Vista Design, based on Worcester County standards and reviewed by a bulkhead contractor.

Board member comments:

• Suggested adding “littoral rights” to the definitional section alongside “riparian rights,” as most of Ocean City’s bayfront involves littoral (tidal) rights (noted by board member). The board and staff agreed to incorporate that change.
• Discussed the need for clear authority to grant exceptions to the 20% rule for existing structures that predate the new code. After debate, the board decided to have staff draft language that explicitly allows the board to grant exceptions on a case-by-case basis, rather than codifying specific scenarios. The draft will be circulated via email before the next meeting.
• The 200 square-foot maximum for parallel structures and the four-mooring-pile limit were preserved, with commercial exceptions to be handled through board discretion.

The public hearing was closed by unanimous vote (motion by Rich, second by Melvin).

Key Outcomes

• Permit Cases: All 12 permit applications (PW 25-087 through PW 25-097) were approved unanimously, with PW 25-092 receiving a board exception to allow a 19' channelward extension (1' over the 20% rule).
• Code Revision: The board will receive revised draft language from staff (including “littoral rights” and exception authority) for review prior to the January 8, 2026 meeting. A favorable recommendation to the City Council is anticipated after that meeting, with a work session scheduled for January 18, 2026 and a second reading on February 17, 2026.
• Next Meeting: The next regular Board of Port Wardens meeting is scheduled for January 8, 2026 at 2:00 PM.