Ocean City Board of Zoning Appeals Meeting – June 25, 2026
Ocean City Board of Zoning Appeals Meeting – June 25, 2026
The Ocean City Board of Zoning Appeals met on Thursday, June 25, 2026, at 6:00 p.m. in the Council Chambers of City Hall, 301 Baltimore Avenue, Ocean City, Maryland. The meeting included administrative matters, a discussion on amending the board's rules of procedure, and two public hearings for special exception requests. All votes were unanimous.
Consent Calendar
- Minutes from May 28, 2026: Approved 4-0 (one member absent).
- Findings of Fact for BZA 2743 (John B. Reinholt): Approved 4-0, with one absent.
- Findings of Fact for BZA 2744 (OC Turtle North, LLC): Approved 4-0, with one absent.
Discussion Items
- Amendment to Rules of Procedure: The board considered a previously introduced amendment requiring a 14-day minimum for legal arguments to be submitted to the Zoning Administrator. Staff proposed reducing the minimum to 7 days and added a rule that evidence cannot be submitted in opening or closing remarks but must be presented through sworn witnesses. The board agreed to review the revised language and will vote on the amendment at the July 9, 2026 meeting.
Public Hearing at 6:00 p.m. – BZA 2741 (MSG Development, LLC)
Applicant Hugh Cropper IV, Esq., requested a special parking exception from design standards to reduce the width of five required off-street parking spaces by 6 inches on each side (from 9 feet to 8.5 feet) to allow for structural columns. A second request for tandem parking spaces was withdrawn after it was determined the property qualifies for development incentives under the Upper Downtown Design Overlay District (Section 110-865.27). The property is at 703 Baltimore Avenue, zoned Moderate Residential (R-3A).
Staff testimony: Chase Phillips, Senior Zoning Analyst, confirmed the application complied with noticing requirements. The existing structure will be demolished to build two units, with columns placed at the front and back of parking spaces to avoid obstructing car doors. Architect Jack Mumford testified that the columns are 1 foot by 3 feet, leaving 98% of each space compliant, and the design maintains full functionality. George Bendler, Planning & Zoning Director, noted similar approvals have been granted in the past. No public comment was offered.
The board found that the special exception would not substantially affect adjacent properties and that the character of the building made full compliance with the 9-foot width unnecessary. The motion passed 5-0.
Public Hearing at 6:15 p.m. – BZA 2742 (Guilia Campbell for Thrift and Treasures)
Applicant Guilia Campbell requested a special outdoor display of merchandise exception for retail items at Thrift and Treasures, 2609 Philadelphia Avenue, zoned Local Commercial (LC-1). The business previously received a one-year approval (BZA 2649) that expired April 27, 2024, and subsequently received violations from the Fire Marshal, zoning violations, and a suspended business license in 2025. Staff recommended 11 conditions, including a 1-year term, 50 square feet limit, and strict compliance.
Applicant testimony: Ms. Campbell acknowledged past violations but stated she had remedied them, including clearing the porch and removing tables from the parking lot. She requested that the porch be included in the display area. Public comment: Pam Robertson, a neighborhood resident, raised concerns about a large sign obstructing sight lines at the intersection of 26th Street and Bayshore Drive, but the board noted the sign was not part of this application.
Board discussion: Members debated the history of non-compliance and the need for strict conditions. The board amended staff recommendations to include: (1) the porch as an additional display area (beyond the 50 sq ft), (2) a condition that donations placed in the drop box must be removed as soon as possible and the box not used for storage, and (3) a statement that all conditions are to be strictly enforced. The approval is valid for one year.
The motion to approve with the 11 staff conditions plus the three amendments passed 5-0.
Key Outcomes
- Approved (4-0): Minutes of May 28, 2026.
- Approved (4-0): Findings of Fact for BZA 2743 (John B. Reinholt).
- Approved (4-0): Findings of Fact for BZA 2744 (OC Turtle North, LLC).
- Deferred for vote: Amendment to Rules of Procedure to require legal arguments 7 days before hearing; will be considered at the July 9, 2026 meeting.
- Approved (5-0): BZA 2741 – Special parking exception for MSG Development, LLC to reduce width of five parking spaces by 6 inches each side.
- Approved (5-0): BZA 2742 – Special outdoor display of merchandise exception for Thrift and Treasures, subject to 11 staff conditions plus three amendments (porch added, drop box rule, strict enforcement).
Staff Introductions: New Zoning Administrator Kirsten "KP" Primm was introduced. She has over 10 years of planning and zoning experience and started on June 22, 2026.
Next Meeting: July 9, 2026, with two agenda items.
Meeting Transcript
All right, well, we have quorum, so all right. All right, good evening, everyone. I'd like to call to order tonight's town of Ocean City Board of Zoning Appeals meeting for Thursday, June the 25th, 2026. Um we're gonna start off with some administrative matters and then move on to public hearings. Um item number one, we've got the minutes from the May 28th meeting. Um board members, this is all in your packets. The floor is open for discussion and a motion. I reviewed and I didn't find anything that stood out. Um do I. I'm motioning to approve the minutes for the May 28th meeting. Okay, we have a motion for approval by Mr. Stevens. Is there a second? Second. All right, second by Mr. Moran. All in favor of approval of the meeting minutes from the 28th, signify by saying aye. Aye. All opposed, seeing none, let the record show uh the minutes are approved four to zero with one absent. Um next item. We've got the findings of fact for BZA 2743, uh John B. Reinhold. Again, the this is all in your packets. The floor is open for discussion and a motion. I have no changes. I make a motion that we accept the findings of fact for BZA 2743. 26-09408. Okay, we have a motion in the affirmative. Um is there a second or further discussion? Second. All right. Um second by Mr. Buckley. All in favor of the motion signify by saying aye. Aye. Aye. All opposed, hearing none, let the record show the findings of fact are adopted four to zero to one. All right. Um next item. We have the findings of fact for BZA 2744, OC Turtle North. Again, this is in your packets. The floor is open for discussion and a motion. But correct to me. I didn't see anything. Um make a motion that we accept the findings of fact for BCA 2744, 26-094, 00009. All right, we have a motion for approval by Mr. Moran. Is there a second or further discussion? Second. All right, second by Mr.
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