Ocean City Planning and Zoning Commission Meeting – September 15, 2026

The Ocean City, Maryland Planning and Zoning Commission met in regular session at 6:00 p.m. on Tuesday, September 15, 2026, in the Council Chambers at City Hall, 301 Baltimore Avenue. The Commission approved the May 19 and August 18, 2026 meeting minutes and the 2027 meeting schedule, heard an introduction of a proposed Accessory Dwelling Unit (ADU) zoning code amendment, and received a determination of nonconformity update. No public testimony was given, and no final decisions were made on the ADU amendment.

Consent Calendar

• Minutes of May 19, 2026 – Approved.
• Minutes of August 18, 2026 – Approved with a correction noting that Commissioner Gordon was not present at that meeting.
• 2027 Planning Commission Meeting Dates – Approved. Several 2027 meeting dates are adjusted to Wednesdays due to holidays and changes to the Mayor and City Council meeting schedule.

Public Comments & Testimony

• No members of the public testified at this meeting. The public hearing on the proposed ADU amendment is scheduled for the October 6, 2026 meeting.

Discussion Items

• Introduction of Proposed Code Amendment to Chapter 110 (Zoning) – ADU Provisions (PZ File #26-14100001): Staff introduced a draft ordinance amending sections 110-2, 110-275, 110-276, 110-426, 110-485, 110-665, 110-695, 110-845, and 110-861.4, and adding section 110-888, to implement Maryland's state Accessory Dwelling Unit requirements. Staff previously presented the information to the Mayor and City Council on July 14, 2026, and to the Planning Commission on August 18, 2026. No decisions were made; discussion and the public hearing are set for October 6, 2026.
  • A commissioner expressed concern about parking, asking that if a bedroom is added to a property, "where's that car gonna park?"
  • A commissioner expressed concern about ADUs being converted to short-term rentals, asking "when do you convert that ADU" and whether that conversion would be allowed. Another commissioner noted that a property receives one rental license but can hold more than one rental license.
  • A commissioner stated that although there is a shortage of affordable housing stock across Maryland, "I don't think that we're one of them."
  • A commissioner noted that single-family homes would not have had to add ADUs, and that adding a bedroom would not meet the code.
  • A commissioner predicted that "when all of Kane Woods comes in here... on October 6th and opposes this, we don't have any power to not pass this," citing the state mandate. Another commissioner responded that when the public comes in, the Commission can hear testimony and still make adjustments.
  • Commissioners discussed the draft ordinance's accessory building height limit (no more than 20 feet and no more than 1½ stories), kitchenettes versus full code-compliant kitchens, and HOA enforcement of private regulations beyond staff approval of code-compliant plans.
  • A commissioner noted that all Maryland municipalities are operating under the same state legislative guidelines, and stated the intent is that if all other parameters are met, zoning should not be the roadblock to ADUs.
  • A commissioner noted the ordinance "is gonna continue, it's gonna come back up in the next session in a different form until it gets passed."
  • Note: In the meeting transcript the chair read section "110-484," while the agenda and draft ordinance list "110-485."
• Determination of Nonconformity Update: Staff reported on determinations of nonconformity, including the Ocean Gem Apartments at 1311 and 1401 Baltimore Avenue, for which the property owner requested a determination for current use and off-street parking; the official determination was issued August 6, 2026. A revised determination (PZ #20-18100028) was dated June 25, 2026. Staff explained determinations are based on existing conditions only, not on any proposed project or future use.
  • A commissioner commented that a large section of Ocean City is non-conforming. Another commissioner asked whether the determinations signal an upcoming project; staff responded the determinations are not tied to any project.
  • One commissioner said, "I don't recall receiving this information before," and asked what the Commission could do with the information; staff noted the code requires these updates to be provided to the Planning Commission and Board of Zoning Appeals.

Key Outcomes

• Approved the May 19, 2026 minutes and the August 18, 2026 minutes (with correction).
• Approved the 2027 Planning Commission meeting dates.
• Introduced the proposed ADU zoning text amendment; the public hearing is scheduled for October 6, 2026. No vote was taken.
• Noted upcoming meetings on October 6, 2026 (ADU public hearing) and October 20, 2026 (conditional use public hearing), with additional site plans expected to appear on those agendas.