Public Meetings - Ocean City, Maryland

The regular meeting of the Ocean City Mayor and City Council was held on Tuesday, February 17, 2026 at 6:00 PM in City Hall Council Chambers. Mayor Rick Meehan presided. The meeting included a closed session report, proclamations, petition results, consent agenda, multiple ordinance readings and votes, police commission recommendations, and public comments spanning short-term rental policies, zoning changes, parking fines, sports complex funding, and community unity. Closed Session Report The council reported on a closed session held from 5:15 to 6:00 PM to discuss real estate matters. Persons present included Mayor Meehan, City Manager McGean, Deputy City Manager Harman, Council President James, Council Secretary Savage, Council Members Yates, Gehrig, Metresic, Proctor, City Clerk Chavis, City Solicitor Stansbury, and Legal Representative Cropper. No action was taken. The closed session was approved by a 6-0 vote. Proclamation Recognizing Black History Month Mayor Meehan read a proclamation designating February as Black History Month in Ocean City. He noted the passing of civil rights activist Reverend Jesse Jackson earlier that day and offered thoughts and prayers to his family. The proclamation honored African American contributions to the nation, state, and local community. Petition to Referendum – Ordinance 2025-28 (Short-Term Rental Moratorium) City Clerk Diana Chavis presented the results of the petition to referendum on Ordinance 2025-28, which imposed a moratorium on short-term rental licenses in R-1 and MH districts. The Board of Supervisors of Elections verified 1,159 valid signatures out of 1,257 submitted (98 invalid). The required threshold was 990 signatures (40% of 2,476 voters in the November 2024 election). The petition was successful. On a motion by Councilmember Proctor, seconded by Council Secretary Savage, the council voted 6-0 to accept the results. Subsequently, Councilmember Proctor moved to rescind Ordinance 2025-28, seconded by Councilmember Metresic. Council Secretary Savage expressed agreement. The motion passed 6-0, lifting the moratorium effective immediately. Mayor Meehan thanked the Board of Elections for their timely work. Consent Agenda The consent agenda included approval of minutes from the February 4, 2026 special session, acknowledgment of standing committee reports (Transportation Committee canceled, Recreation and Parks Committee February 5), acknowledgment of the Pension Committee draft agenda for February 18, and private event approvals for the St. Patrick's Day Parade (March 14), OCMD St. Patrick's Day Boardwalk 5K (March 14), and Cruisin' Ocean City (April 30–May 3). Councilmember Yates moved to approve, seconded by Council Secretary Savage. The vote was 6-0. Police Commission Report Councilmember Proctor presented the recommendations from the Police Commission meeting of February 9, 2026. Two recommendations were forwarded to the full council: (1) revisions to the taxi ordinance (Chapter 102) to clarify denial/suspension criteria, drug testing, medical fitness, and conviction terminology; and (2) extension of permitted bicycle hours on the Boardwalk from midnight–noon to midnight–2:00 PM (Memorial Day to Labor Day). Second Reading – Ordinance 2026-02 (Waterways – Board of Port Wardens) This ordinance amended Chapter 106 based on Port Wardens’ recommendations. Councilmember Metresic expressed concern that marine contractors had not yet met with City Engineer Hal to review design changes and cost implications. He moved to table the matter, seconded by Councilmember Proctor. The motion passed 6-0. Second Reading – Ordinance 2026-03 (Driveway Aprons for Townhouses) This ordinance amended Chapter 110 to require a 5-foot wide driveway apron or recessed garage design for townhouses on lots over 50 feet wide. Public comments included support from developer Palmer Gillis (South Canal Street), who argued it improves functionality and life safety, and opposition from developer Nolan Graves (11615 B Coastal Hwy), who claimed it would push development back to high-density elevated buildings. Council discussion noted design concerns, fire lane access, and turning radius. Councilmember Metresic moved adoption, seconded by Councilmember Yates. The vote was 2-4 (Metresic and Yates in favor; President James, Secretary Savage, Gehrig, Proctor opposed), so the motion failed. Second Reading – Ordinance 2026-04 (Parking Violation Fines During Special Events) This ordinance amended Chapter 90 to double parking violation fines when violations occur during designated special events. Public comment from Vincent Gizrael (1190 Landing Road) requested tabling to allow a first‑violation warning. Council Secretary Savage explained the intent is to encourage compliance, not a money grab. The council voted 6-0 to adopt the ordinance. First Reading – Ordinance 2026-05 (Hotel Rental Tax for Sports Complex) This ordinance amended the expenditure of hotel rental tax monies to allow funds currently used for advertising to also be used for a sports complex. Council Secretary Savage clarified it is not site‑specific. Public comment from Vincent Gizrael argued the ordinance would allow spending without a bond vote and criticized the supporting studies. Councilmember Gehrig rebutted, stating the room tax increase was always presented as funding for sports tourism and that property taxes will not be used. Mayor Meehan added that this is enabling legislation only. The motion to approve on first reading passed 6-0. First Reading – Ordinance 2026-06 (Vehicles for Hire) This ordinance amended Chapter 102 based on Police Commission recommendations to clarify denial/suspension criteria, drug testing, medical fitness, and conviction terminology. The motion from Councilmember Yates, seconded by Councilmember Proctor, passed 6-0 on first reading. Resolution 2026-05 (Boardwalk Bicycle Hours) This resolution extended permitted bicycle (and other non‑motorized devices) hours on the Boardwalk from midnight–noon to midnight–2:00 PM, as recommended by the Police Commission. Councilmember Proctor opposed, citing safety concerns with congestion. The vote was 5-1 (Proctor dissenting). The resolution passed. Public Comments The council heard public comments on a variety of topics: - Father Christopher Xantos (St. George Greek Orthodox Church) requested an annual mayoral proclamation recognizing Greek Independence Day on March 25. - Vincent Gizrael (1408 Sailing Road) engaged with Councilmember Gehrig about past accusations of lying; they agreed to disagree and set aside differences. - Robert Conor (1321 Peachtree Road) thanked the council for ending the short‑term rental moratorium, urged unity, and expressed hope for collaborative problem‑solving. - Tammy Johnson (101 C Breeze Drive) thanked the council for rental inspections and praised the petition victory, but criticized the lack of compromise from the council. She offered to volunteer and stated that OCMD Property Rights will continue to advocate for homeowners. - Scott Marks (210 Worcester Street) thanked the mayor for the Black History Month proclamation and for recognizing Jesse Jackson. He criticized the council’s handling of candidate eligibility issues (citing the charter) and called for simpler rules based on voter registration. - James Norman Mathias Jr. (1523 Teal Drive), Director of Government Relations at University of Maryland Eastern Shore, thanked the council for the Black History Month proclamation and for recognizing UMES’s 140 years. He requested the council continue studying the impact of short‑term rentals and consider accountability measures. He also urged unity and peace. City Manager Comments City Manager Terry McGean reviewed the draft work session agenda for February 24, 2026, which includes a closed session (legal/personnel), retirement recognition for heavy equipment operator Cliff Henry (50 years), approval of meeting minutes, reports, discussion of OC Rock and Ride, 2026 OC Airshow contract, Boardwalk expansion around the museum, a proposed ordinance on yard setbacks, further comprehensive plan discussion, and a contract extension with auditors SB & Company. Council Comments and Adjournment Council Secretary Will Savage asked about the April 21 special election filing deadline. It was noted that the typical deadline is at least 30 days prior, with more details available the next day. Mayor Meehan thanked speakers and urged continued collaboration. A motion to adjourn by Secretary Savage, seconded by Councilmember Yates, passed 6-0 at 8:33 PM.

The Town of Ocean City, Maryland, Board of Zoning Appeals met on Thursday, February 12, 2026, at 6:00 p.m. in the City Hall Council Chambers at 301 Baltimore Avenue. The Board approved administrative items, granted a one-year extension of a dock special use exception, and approved a special yard exception for a proposed attached garage. Although the printed agenda and some exhibits were dated 2025, the meeting was convened as a 2026 meeting, and a board member noted that 2025 date headers would be corrected to 2026. Consent Calendar - Approved the minutes of the December 18, 2025, meeting, with a correction to include the record of the motion/vote on the introduction. The motion and second passed unanimously. - Approved the Findings of Fact for BZA 2729 (Peter Buas, Esq., for Kozmas, Inc.) with revised conclusion language. The conclusion was amended to state that there are nine legally non-conforming rooms in the two-story structure, striking the phrase out of 13. Staff was directed to make the language change and retain the signature page for signing. Extension Request - BZA 2713 (Tidal Solutions, LLC) - Staff reported on the request to extend BZA 2713, a special use exception for a private dock on a lot with no principal use, located at Lot 21, Edgewater Avenue. The exception was originally approved on March 13, 2025, and was scheduled to expire on March 13, 2026. - Staff stated the extension was needed for additional permitting time because the applicant's permit was denied by the Maryland Department of the Environment (MDE). The applicant still needed to address that denial, obtain Board of Port Wardens approval, and receive a town construction permit. - Board Attorney Maureen Howarth clarified that on an extension request, the Board reviews only whether good cause has been shown, not new evidence on the underlying special use exception. - The applicant's representative explained that the MDE did not issue its denial until late October 2025, an appeal was filed two days later, and a circuit court hearing was scheduled for the end of April 2026. The representative had originally requested an 18-month extension, but the Board's approved motion specified a one-year extension. - The Board acknowledged that a letter of opposition from a neighbor was in members' hands when they considered the extension. After a motion citing good cause, the Board voted to grant the one-year extension. Public Hearing - BZA 2733 (Logan Buas and Peter S. Buas) - The applicants requested a special yard exception for a proposed attached garage at 707 Baltimore Avenue, Lot 10, Block 21, Sinepuxent Beach Company Plat, in the R-3A Moderate Residential District. The garage would be located 2.7 feet from the side lot line, rather than the 5 feet required by Section 110-366. - Staff testimony noted that the existing house was built in 1937, predating current zoning requirements, and is legally nonconforming at a 2.7-foot side setback. The proposed garage would not exceed that existing nonconforming setback. Surrounding uses include vacation apartments at 709 Baltimore Avenue, the Surf Villa Hotel at 705 Baltimore Avenue, and workforce housing under renovation at 707 Wilmington Lane across the alley. - The code basis for the exception is Section 110-94(3)(a), which permits yard exceptions where the lot or adjacent lot has a similar nonconforming yard, and Section 110-93, which requires that the exception not substantially adversely affect adjacent and neighboring properties. - Applicant Peter Buas, sworn in as a property owner, stated that the proposal continues the existing building wall at the same 2.7-foot setback. He submitted a letter of no objection from the north property owner (Applicant Exhibit 5) and an updated site plan. Staff confirmed that notice letters were sent to property owners within 300 feet, although that was not a requirement. - No members of the public spoke for or against the application. Key Outcomes - Minutes of December 18, 2025, approved as corrected. - Findings of Fact for BZA 2729 approved with amended nonconforming-room language. - One-year extension granted for BZA 2713, keeping the special use exception alive beyond its March 13, 2026 expiration. - Special yard exception for the proposed garage at 707 Baltimore Avenue approved 4-0-1, with one abstention. - The Board noted that there will be no meeting on February 26, 2026; the next meeting is March 12, 2026, with at least two applications/hearings scheduled.

The Mayor and City Council of Ocean City held a work session on Tuesday, February 10, 2026, at 1:00 PM in City Hall Council Chambers. The meeting began with a report on a closed session held earlier (12:00–12:37 PM) to discuss legal and personnel matters. Following the resignation of Council Secretary Tony DeLuca effective February 8, Councilmember Will Savage was appointed as the new Council Secretary by a 5–1 vote (Councilmember Proctor opposed). The council then heard public comments, approved several routine items, and held extended discussions on short-term rental regulations and beach franchise ownership limits. Consent Calendar - Approval of Minutes: The minutes from the Regular Session of February 2, 2026, were approved. Motion by Councilmember Metressic, seconded by Councilmember Yates. Passed 4 in favor (Councilmembers Garrick and Savage absent). - 2026 Hometown Heroes Banner Program: Presented by Mike Livingston (Ocean City Elks Lodge 2645). The program honors approximately 439 veterans and active-duty military personnel with banners flown along the Boardwalk from May to September. The city thanked Pat Reardon for his 12 years of service. Motion by Councilmember Yates, seconded by Councilmember Proctor. Passed unanimously (5-0). - Bid Award for Boardwalk Wayfinding and Signage: Procurement Manager Matt Perry and Planning Director George Bendler recommended awarding the bid to Plaquetat for $436,532.52 (Option A2, which includes demolition and removal by the vendor rather than Public Works). The project originally had a $765,000 bond budget; the recommendation retains $665,000 for change orders. Motion by Councilmember Metressic, seconded by Councilmember Yates. Passed unanimously (5-0). - Request to Issue RFP for Boardwalk Pedicab Franchise: Presented by Deputy City Manager JR Harmon. The RFP will select a single vendor to operate at least 20 pedicabs (10% wheelchair/stroller accessible) on-demand from Memorial Day to Labor Day, with training and compliance requirements. Council directed staff to proceed with the RFP. Motion by Councilmember Yates, seconded by Councilmember Proctor. Passed unanimously (5-0). Public Comments & Testimony - Short-Term Rental (STR) Issues: Multiple speakers opposed the proposed cap on STR licenses and the yard sign requirement: - Vince Gizrael (14008 Sailing Road, Ocean City) opposed the cap, calling it a ban. He explained potential personal need for rental income for assisted living, and objected to the sign requirement as a safety risk. - Tammy Johnson (101 Seabreeze Drive) read a statement from a resident unable to attend, stating that data does not support restrictions. She presented police call data from July 2024–July 2025 showing minimal issues in R1 and MH districts (e.g., 13 disorderly, 4 noise complaints, 3 ordinance violations, 1 trespassing). She noted only a 1.9% increase (70 licenses) in six years, and argued enforcement of existing codes is sufficient. - Linda Carter Howard (1307 White Street) opposed yard signs as invitations to vandalism and squatters. She urged council to enforce existing rules and respect voter messages. - Leslie Smith (107 Convention Center Drive) said signs create safety concerns and that data does not show a problem; she asked council to “let it go.” - Bridget Garchak (401 42nd Street) opposed signs, noting safety issues and that problems are minimal in R1/MH; she suggested signs should apply citywide if used. - Robert Conauer (1321 Peachtree Road) opposed the cap and signs, stating they go against the will of the people as demonstrated by petitions and referendum. He urged enforcement of existing rules and said the city should not pick winners between hotels and STRs. - Eileen Rewark (1530A Teal Drive) supported the cap, citing the comprehensive plan’s goals to protect residential neighborhoods. She argued STRs erode community character and reduce affordable housing, citing other cities’ bans (e.g., Annapolis, Key West). She proposed a 5–10% per-neighborhood cap. - Robin Yates (729 Laurel Avenue) read a letter opposing STRs, stating they undermine neighborhood culture. - Jeff Matthias (1519 Teal Drive) argued it is a zoning issue, not property rights, and questioned why the 3% of homes in R1/MH cannot be protected. - Beach Franchise Ownership Provisions: - Adrian Nemeth and Patrick McLaughlin (Oceanside Partners, 209 16th Street) urged raising the 50% ownership cap. They argued the cap limits competition and that they reached 35 parcels (50%) after bidding on all parcels in December, while other operators could have bid but did not. - Kyle Batts (partner in Swell Beaching) urged keeping the cap at 50% to prevent monopolies and protect small family-run operations. He said there are multiple bids for the 6th Street parcel, so no public necessity to waive the cap. - Will Edmonds (1242 Collins Road, Bishopville) supported keeping the cap, noting that about half of concessions are struggling and raising the cap would concentrate good concessions. - Cassie Batz and Caden Batz (co-owners, Swell Beaching) asked council to retain the cap to protect small businesses and competition. Discussion Items - Proposed Ordinance to Cap STR Licenses in R1/MH (Item 5E): City Manager Terry McGean presented an ordinance that would cap STR licenses at 10% of improved properties (375 licenses total, with 55 available under current numbers). Existing licenses would remain valid; new licenses would be first-come, first-served with priority for Ocean City residents (one per homestead). Three application periods were outlined. Council debated at length: - Council President Matt James, Councilmembers Proctor and Yates argued the cap is unnecessary given existing enforcement and that the public has spoken against further restrictions. Proctor called the cap a “ban” and said it creates two classes of property owners. Yates stressed enforcing current laws. - Councilmember Garrick argued for the cap, saying it prevents exponential growth of STRs and preserves neighborhood character. He supported zero tolerance for willful violations (e.g., illegal conversions). - Councilmember Metressic questioned enforcement mechanisms but noted new inspection programs are working. The discussion highlighted that 50 of 700 inspections found violations, most not intentional. Mayor Mehan warned that failing to act could harm single-family neighborhoods long-term, but acknowledged the ordinance may not be perfect. - No formal motion was made to adopt the ordinance; the item effectively died for lack of a motion. Council President James said he would not put it back on a future agenda without clear direction. - Yard Sign Requirement for STRs (Item 5F): City Manager McGean presented a concept of an 11×17-inch sign with a QR code placed within 10 feet of the sidewalk. Council heard safety concerns from the public and police. Councilmember Garrick asked for alternative ideas; staff suggested a smaller sign. A motion by Councilmember Garrick, seconded by Councilmember Yates, to direct staff to return with a mock-up of a smaller sign failed on a 2–3 vote (Garrick and Yates in favor; Proctor, Metressic, James opposed). Council instead agreed to improve the online rental lookup page and add a phone number for reporting issues. - Beach Franchise Ownership Limitations (Item 5G): City Clerk reported that Oceanside Partners reached the 50% cap (35 of 70 parcels) and that a sealed bid for the 6th Street parcel is due February 11, with three bids already received. Councilmember Metressic stated he saw no need to raise the cap since there are interested bidders. Councilmember James agreed. No motion was made; council expressed no appetite to change the current 50% limit. Key Outcomes - Closed Session Report: Filed. Resignation of Tony DeLuca read; Will Savage appointed Council Secretary by 5-1 vote (Proctor opposed). - Consent Calendar Items: All approved as described above. - STR Cap Ordinance: Not adopted. No motion was made. The item is considered dead unless reintroduced. - STR Yard Sign Requirement: Motion to study smaller signs failed 2-3. No further action. Staff directed to improve online rental lookup and add reporting phone numbers. - Beach Franchise Ownership Limit: No action taken; current 50% cap remains. Sealed bid process for 6th Street proceeds as scheduled. - Meeting Adjourned: Motion by Councilmember Yates, seconded by Councilmember Metressic, passed 5-0 at 4:15 PM.

The Board of Adjustments and Appeals met on February 4, 2026, at 3:05 PM in City Hall Council Chambers. The meeting was called to order and adjourned at 3:35 PM. The board considered a single variance request for a property at 165 Old Wharf Road, despite the agenda listing two other properties (731 Laurel Avenue and 102 Winter Harbor Drive). The discrepancy between the agenda and the actual proceedings is noted. Consent Calendar - The board approved the minutes from the November 12, 2025 meeting. Discussion Items - BAAV 26-013 – 165 Old Wharf Road: The board considered a variance request from TOC Code Section 38-71(a)(5) to reduce the minimum 3-foot freeboard elevation requirement above the AE-5 flood zone by approximately 2.9 feet for a substantial improvement of an existing residence, including lateral and vertical additions. The property owner, Daniel Ross, and contractor Justin Ball were present. - City Planner Bill Neville presented the staff recommendation, explaining the FEMA requirements and the conditions needed to comply. He noted that the existing subgrade crawl space could not be expanded due to the town's floodplain ordinance, which does not allow new subgrade crawl spaces. The options were to fill the crawl space to meet adjacent grade, install a drainage system, or construct a slab-on-grade foundation for the new addition. - The applicant expressed a preference for a crawl space for access and maintenance but indicated willingness to comply with a slab-on-grade if necessary. They agreed to bring flood vents up to code, elevate mechanical equipment, and remove a spiral staircase for accessibility. - Board discussion focused on the crawl space condition. It was clarified that the existing crawl space could be modified to meet FEMA Technical Bulletin 1 and 11-01 standards, and the new foundation must not be a subgrade condition. The board allowed flexibility for the applicant to engineer a solution (e.g., gravity drainage) that meets the standards. Key Outcomes - Motion and Vote: Board member Tom Seibold made a motion to approve the variance for a 2.9-foot reduction of freeboard with the following conditions: 1. The value of 10-year cumulative improvements shall not exceed 50% of current market value. 2. The lateral addition(s) must be elevated at least as high as the original building’s lowest floor, consistent with FEMA P-758. 3. The existing subgrade crawl space and proposed foundation extension must meet crawl space requirements consistent with FEMA Technical Bulletin 1 and 11-01. 4. Proposed foundation for horizontal addition must be constructed to meet those same FEMA standards. 5. Enclosed foundation areas, deck enclosures, and garage shall be improved with FEMA compliant flood openings or flood vents. 6. All new or replacement mechanical/electrical equipment must be elevated to meet minimum lowest floor elevation requirements. - The motion was seconded by James Jefferson and passed unanimously (3-0). Note: The agenda listed two other variance requests (BAAV 26-014 for 731 Laurel Avenue and BAAV 26-016 for 102 Winter Harbor Drive), but these were not discussed during the meeting. The minutes and transcript only cover BAAV 26-013.

This special session of the Mayor and City Council was held on Wednesday, February 4, 2026, at 1:00 PM to address a petition for disqualification of Councilmember Tony DeLuca based on allegations that he does not maintain a lawful domicile in Ocean City. The meeting included public testimony, presentation of evidence by both the complainant and Councilmember DeLuca, and council discussion. A motion to disqualify failed for lack of a second. The council voted 6-0 to refer the broader issue of charter eligibility for council members to a future work session. Public Comments & Testimony - Linda Carter Howard (13307 403 White Street): Thanked Councilmember DeLuca for his service on the green team and special events zones. Urged him to resign to avoid a residency hearing becoming the final note of his career, stating it would be better to remember his years of dedication than the details of the petition. - Leslie Smith (107 Convention Center Drive): Presented a detailed complaint alleging Councilmember DeLuca is not a legally domiciled resident of Ocean City. Submitted exhibits including: sale of his Gateway Grand condo in April 2023; purchase of a condo in Annapolis with a sworn affidavit that it is his principal residence; purchase of a unit at Coconut Mallory in May 2024 with a deed stating it is not a primary residence and an investment mortgage; homestead tax credit on the Coconut Mallory despite deed restrictions; a neighbor's report that DeLuca is in Annapolis 80% of the time; and his role as vice president of the Grandview condominium board. Argued this violates Maryland election law, real property law, tax law, and traffic law. Requested that DeLuca resign or that the council table any votes involving him pending a law enforcement investigation. - Michael Bell (9000 Caribbean Drive): Expressed dismay that the council allowed the situation to persist. Stated that DeLuca's votes over the past two years affected citizens and property owners, and urged him to step down. - Isaac Spearman (141 Tunnel Avenue): Noted he had previously raised this issue. Urged council members to stand up if they believe the process has gone too far. - Robert Canauer (1321 Peachtree Road): Detailed a timeline of DeLuca's property transactions and registrations, arguing that he certified false information on his candidacy affidavit and did not meet the 30-day voter registration requirement. Concluded that DeLuca should resign honorably to uphold election integrity. - Henry Paulie (13314 Atlantic Avenue): Called the evidence overwhelming and urged DeLuca to resign immediately. Discussion Items - Councilmember DeLuca's Presentation: Presented documents including: deed to Coconut Mallory (May 23, 2024); driver's license showing Ocean City address; homestead tax credit in Ocean City; vehicle registrations in Ocean City; voter notification card; 2024 tax returns filed in Worcester County; E-ZPass records showing eastbound trips only; and a letter from Coconut Mallory confirming he resides there and does not rent his unit. He explained that he travels to Annapolis weekly to care for family members with medical needs, including his daughter-in-law with Alzheimer's, but maintains that Ocean City is his primary residence. He stated he spends approximately four days in Ocean City and three in Annapolis per week. - Councilmember Proctor: Questioned DeLuca about his candidacy affidavit signed June 11, 2024, certifying he was a registered voter when his official registration was July 10, 2024. DeLuca said he registered at the DMV on June 4 and assumed that made him a voter. Proctor also highlighted inconsistencies in the deed for Coconut Mallory being recorded as an investment property. She argued that DeLuca does not live in Ocean City full-time and that the charter requires full-time residence, stating she could not differentiate his situation from that of a previous candidate (Ms. Smith) who was disqualified for being present only 70% of the time. She made a motion to disqualify DeLuca, but it received no second. - Councilmember Savage: Expressed frustration at being put in this position. Acknowledged DeLuca's good attendance and service but stated he does not meet the spirit of the charter, which intends for full-time residents to serve. Noted that DeLuca meets the letter of the law but not the intent. - Councilmember Metrasic: Argued that the evidence is circumstantial and that DeLuca meets the current charter requirements. He compared the situation to the earlier Ms. Smith case, where he voted based on the letter of the law despite personal feelings. He stated he would vote consistently based on the rules, not on optics or feelings. - Councilmember Yates: Weighed the evidence and noted the lack of direct proof that DeLuca is absent. However, he expressed concern about setting a precedent and emphasized the need for clear charter language to avoid future disputes. - Councilmember James: Emphasized that the charter currently does not define "full-time" and that the council's role is to interpret existing rules. He supported referring the issue to a work session to clean up the charter. - City Solicitor Heather Stansbury: Clarified that under federal law, a person is not officially registered to vote until receiving a voter registration card, which could explain the date discrepancy. Also noted that the petition concerns failure to maintain residency after qualification, but prior events may be relevant to the discussion. Key Outcomes - Motion to Disqualify Councilmember DeLuca: Councilmember Proctor made a motion to declare his seat vacant, but it received no second and thus failed. - Motion to Refer Issue to Work Session: Councilmember Metrasic moved, seconded by Councilmember Yates, to refer the topic of eligibility for council members (including charter qualifications) to a future work session. The motion passed with six votes in favor (Councilmember DeLuca recused). The work session will aim to clarify the charter's residency and domicile requirements to prevent future disputes. - Adjournment: The meeting adjourned at 2:51 PM with a unanimous vote of the six present council members.

The Ocean City Planning and Zoning Commission met on Tuesday, February 3, 2026, at 6:30 p.m. in City Hall Council Chambers. The Commission approved the January 21, 2026 minutes and held a public hearing on proposed amendments to Chapter 110 bulk regulations, ultimately approving a modified version of the ordinance. Consent Calendar - Approved the minutes of the January 21, 2026 meeting. Motion by Commissioner Hough, second by Commissioner Robertson. Commissioner Rohe initially abstained, but after staff confirmed he had attended the prior meeting, he approved the minutes; Commissioner Gillis abstained because he had been absent. Public Hearing - Staff: George Beller, Director of Planning and Community Development, presented PZ File 26-14100001, an ordinance to amend Chapter 110 zoning bulk regulations in the BM-1 (Bayside Marine), DM (Downtown Marine), LC-1 (Local Commercial), BMUD (Bayside Marine Mixed Use), and SC-1 (Shopping Center) districts. The amendments add standards for subdivided two-family dwellings and townhouses by referencing Section 110-906, increasing residential front yard setbacks to 20 feet, rear yard setbacks to 15 feet, and setting side yards at 5 feet for buildings up to three stories and 10 feet for four- or five-story buildings. Staff said the additional space would accommodate utilities, trash enclosures, HVAC equipment, stormwater management, and landscaping. - No members of the public offered testimony. Discussion Items - Commissioners discussed whether all five districts should be included. Commissioner Wilson proposed removing the BM-1, DM, and BMUD districts, citing downtown density and built-out areas. Other commissioners noted the need for future redevelopment standards and expressed concern about downtown clutter. The Commission reached consensus to remove only the BM-1 and DM districts and keep LC-1, SC-1, and BMUD in the ordinance. Commissioner Wilson dissented from the final vote because he preferred tying the residential setback directly to Coastal Highway rather than using district-wide setback changes. - Commissioner comments included discussion of a proposed alley closure on 26th Street for a new hotel on the former Flagship site. Staff said the alley segment is already effectively closed or built over and that the developer agreed to resurface the alley of concern. Commissioners also briefly discussed longer-term ideas about city-county governance and requiring conditional-use approvals for piecemeal commercial-to-residential conversions; no action was taken. Key Outcomes - Voted to approve the amended ordinance, with the BM-1 and DM districts removed, keeping LC-1, SC-1, and BMUD. The motion by Commissioner Gillis, seconded by Commissioner Butta, carried with one dissenting vote. - Closed the public hearing after the vote. - The amended ordinance will be forwarded to the Mayor and City Council for further consideration.

The Ocean City Mayor and Council held their regular meeting on Monday, February 2, 2026, at 6:00 PM in City Hall. The meeting included a closed session for personnel matters, the appointment of a new fire chief, unanimous approval of the consent agenda, a public hearing on the 2025 Comprehensive Plan update, first readings of several ordinances, public comments, and updates from the city manager and council. Appointment of Fire Chief - The council confirmed the nomination of Joshua Bunting as Fire Chief of the Ocean City Fire Department. The motion, made by Secretary DeLuca and seconded by Councilmember Savage, passed unanimously with seven votes in favor. Chief Bunting was sworn in by the Mayor and expressed his gratitude. Consent Calendar - Item A: Approved minutes from the January 13 and January 27, 2026 work sessions. - Item B: Acknowledged standing committee draft agendas (Police Commission – Feb 9; Transportation Committee – Feb 10; Recreation and Parks Committee – Feb 5; Bicycle and Pedestrian Advisory Committee – Feb 18; others not meeting). - Item C: Acknowledged standing committee report from the Bicycle and Pedestrian Advisory Committee (Jan 21). - Item D: Approved private event request for We Build You Play Beach Volleyball Tournaments (May 23–24, June 6–7, June 20–21, 2026). - Item E: Approved private event request for White Marlin Open Marlin Fest (Aug 3–8, 2026). - Item F: Approved private event request for Ocean City Jeep Fest (Aug 27–30, 2026). - Item G: Approved private event request for Ocean City Running Festival (Nov 14, 2026). All consent agenda items were approved unanimously (7-0). Public Comments & Testimony 2025 Comprehensive Plan 10-Year Review and Update (Public Hearing): - Gordon Kretzer (1529 Teal Drive, individual capacity) expressed support for the plan’s language addressing short-term rentals (STRs) in residential neighborhoods, citing 18 specific quotes from the plan and stating that the issue has been methodically considered over many years. - Vince Gizrael (1408 Sailing Road, individual capacity) opposed the characterization of STRs as having an adverse impact on neighborhoods, arguing that the language would linger for 10 years and should be removed. He shared data from door-to-door petition efforts showing 71% support among residents he contacted. - Terry Miller (116 Bering Road, individual capacity) opposed restrictions on STRs, stating that all neighborhoods are residential and should be treated equally. She argued that enforcement of existing rules is sufficient and that the town should not create different classes of citizens. - Peter Boois (Williams & Moore, representing downtown business and property owners) raised concerns about the plan’s treatment of nonconformity, arguing that it recasts nonconformity as a problem to be solved rather than a tool for redevelopment. He requested the language be softened. - Zach Bankert (Executive Director of OCDC) voiced support for continuing the practice of nonconformity, calling it the most successful incentive for downtown redevelopment. He cautioned against eliminating nonconformity without a strong parking plan. General Public Comments: - Vince Gizrael (again) clarified that a successful petition would stay the ordinance and urged correction of a TV graphic. He requested that STR language be toned down. - Terry Looney (304 4th Street) questioned the purpose of increasing parking rates during special events, arguing it penalizes visitors who already spend money. - Brad Hoffman (14302 Laurel Avenue) invited council to the launch of “Evolution,” a new event focusing on sustainability, health, and technology (including TEDx and a flying car display) scheduled for September 18-20, 2026 at the Convention Center. - Adrian Nimmett (603 St. Louis Avenue, on behalf of Oceanside Partners) requested raising the 50% cap on beach franchise ownership, noting that Oceanside Partners is at the limit and cannot bid on the next parcel due Feb 11. He asked the council to consider a higher threshold for stability. - Terry Miller (116 Bering Road) reported that a petition with 1,257 signatures was submitted on January 20, asserting that residents do not want more STR restrictions. She also formally requested verification of Councilmember DeLuca’s residency. Discussion Items 2025 Comprehensive Plan (Ordinance 2026-01): - Following the public hearing, council members discussed the plan, particularly the language on nonconformity and short-term rentals. Mayor Mehan suggested softening the nonconformity language to recognize its value as a redevelopment tool. Councilmember Garrick noted the need for more public input and proposed returning the ordinance to a work session. Councilmember Proctor agreed that the plan needed further work. A motion to move Ordinance 2026-01 to a work session was made by Councilmember Proctor, seconded by Councilmember Savage, and passed unanimously (7-0). Ordinance 2026-02 (Waterways Amendment): - First reading approved unanimously (7-0). Ordinance 2026-03 (Driveway Apron Requirements for Townhouses): - A public commenter (name not provided) objected, stating the ordinance undermines a previous compromise and makes townhouse development less feasible. The first reading passed 4-3, with Council President James and Councilmembers Savage and Proctor opposed. Ordinance 2026-04 (Increased Parking Violation Fines During Special Events): - First reading approved unanimously (7-0). Resolutions: - Resolution 2026-02 (Bicycles on Certain Sidewalks): Approved unanimously (7-0). - Resolution 2026-03 (Surplus Personal Property Disposition): Approved unanimously (7-0). - Resolution 2026-04 (2026 Special Event Dates for Enhanced Parking): Approved unanimously (7-0). Key Outcomes - Joshua Bunting confirmed as Fire Chief (7-0). - Consent agenda approved (7-0). - Ordinance 2026-01 (Comprehensive Plan) moved to a future work session for further discussion (7-0). - Ordinance 2026-02 passed on first reading (7-0). - Ordinance 2026-03 passed on first reading (4-3). - Ordinance 2026-04 passed on first reading (7-0). - Resolutions 2026-02, 2026-03, and 2026-04 all adopted (7-0 each). - Council agreed to place the beach franchise cap issue on a work session and instructed staff to re-schedule the bid deadline to allow for possible ordinance changes. - City Manager reviewed upcoming special session (Feb 4) on council member disqualification petition and work session (Feb 10) including STR management discussion. - Mayor and Council recognized recent community losses (Sue Shockley and John Lynch).

The Mayor and City Council of Ocean City, Maryland held a work session on Tuesday, January 27, 2026, at 1:00 PM (starting at approximately 1:29 PM due to a preceding closed session). The meeting included a retirement recognition, acknowledgment of committee reports, a request to close a portion of an alley, discussion of a zoning amendment for driveway aprons, and the third quarter 2025 internal auditor report. Retirement Recognition - Mike VonBank, Wastewater Collection System Supervisor, was honored upon his retirement after 31 years of service with the Town of Ocean City. Mayor Rick Meehan presented a proclamation and a key to the city. VonBank thanked various departments and colleagues. Consent Calendar - Police Commission Report (January 12, 2026) – Acknowledged. City Manager Terry McGean noted a correction: an officer on administrative assignment (suspension) was added to the report. - Transportation Committee Report (January 13, 2026) – Acknowledged as informational only. - Department Activity Report – Acknowledged without discussion. Public Comments & Testimony - No members of the public spoke. Discussion Items 1. Request to Close a Portion of an Alley Located Between 26th and 27th Streets – Presented by Planning and Community Development Director George Bendler and Public Works representative Hal Atkins. The 16-foot-wide, 50-foot-long north-south alley segment dead-ends into the Best Western Flagship property (formerly the Diplomat Motor Hotel). The Harrison Group owns the hotel and adjacent lots and proposes to close the alley section. In exchange, they will reconstruct the remaining alley (16 feet by 100 feet) to 27th Street at their expense, with an estimated cost of $38,000. The alley currently serves no public need. The council voted unanimously to move the matter to a public hearing. 2. Discussion of Proposed Ordinance to Amend Chapter 110 (Zoning) Regarding Driveway Aprons – George Bendler presented a recommendation from the Planning Commission based on a public hearing on October 21, 2025. The proposed amendment requires a minimum five-foot-wide driveway apron between the garage door and the interior drive aisle for townhouse-style multifamily developments on lots greater than 50 feet wide. The apron can be satisfied by recessing the garage. The measure aims to improve turning radius and provide temporary staging space, not parking. The council voted unanimously to send the ordinance to first reading. 3. Internal Auditor Q3 2025 Report – Internal Auditor Karin Scott presented the audit for July–September 2025. Completed audits: impound lot (recommended using police CAD software for towing); direct deposit payroll (25 inactive employees with pre-note glitch, no money exchanged, vendor resolved); Primary Resident Incentive Program (streamlined reconciliation spreadsheet). Ongoing audits: Convention Center daily operations and box office. P-card statistics: 288 transactions totaling approximately $877,000, with 33 purchases over $2,500 resulting in $138,495 spend. 233 active cards; follow-ups on 31 transactions (down 20 from previous quarter). Payroll overtime for Q3 2025: 49,277 hours (compared to 49,791 in Q3 2024, which included the air show accounting for a little over 1,000 hours). Highest overtime areas: police quad beach patrol (655 hours, new program), bike week (+494 hours), crime prevention (+458 hours). Firefighter EMT overtime decreased by 741 hours. A council member inquired whether beach patrol overtime will be budgeted as regular time in the future; City Manager Terry McGean will discuss with the police chief. Other activities include quarterly reviews, pension committee, cash counts, timekeeping system implementation, and counterfeit training. Key Outcomes - Alley Closure: Motion to move to public hearing (Councilman Yates, second Councilman Garrick). All in favor. - Driveway Apron Ordinance: Motion to send to first reading (Councilman Tresick, second Councilwoman Proctor). All in favor. - Internal Audit Report: Accepted as presented. No formal vote required. - Adjournment: Motion by Councilman Garrick, second by Councilman Garrett. Meeting adjourned. Mayor Meehan acknowledged the Blood Bank of Del Marva blood drive at the convention center (January 27-28), noting a 27-year partnership with the town.

The Ocean City Planning and Zoning Commission met on Wednesday, January 21, 2026, at 6:00 PM in the Council Chambers to consider several site plan and subdivision applications. The Commission approved a site plan for the Purple Moose Saloon expansion (retail-to-restaurant conversion), granted preliminary subdivision approval for two Atlantic Avenue properties, and approved site plans for duplex developments on both sites. All votes were unanimous except where noted. Consent Calendar - Approval of December 16, 2025 Minutes: The Commission unanimously approved the minutes from the December 16, 2025 meeting (motion by Tony Butta, second by Janet Hough). Discussion Items - Site Plan – Jelar Corporation (Purple Moose Saloon Expansion): Staff presented a proposal to convert a 3,991 sq ft retail space at 106 S. Atlantic Ave into a 139-seat restaurant. The applicant provided 43 parking spaces (16 on-site, 27 off-site at 5 Caroline St) to meet code requirements. Staff noted that prior BZA special parking exceptions (spanning from 1974 to 2023) covered the needed spaces. Conditions included a deed-restricted off-site parking lot, dumpster screening, fire department connection relocation, landscaping, a white picket fence on Caroline Street, and a bike rack. The Commission unanimously approved the site plan with conditions. - Preliminary Subdivision – 8303 Atlantic Ave: The applicant, 83rd Street Development of Ocean City, LLC, sought to subdivide the 7,000 sq ft lot (improved with a single-family dwelling) into two parcels for duplex development. Staff found the plat met code requirements. The Commission approved the subdivision (6-0-1, with Tony Butta abstaining due to a conflict of interest as his brokerage represented a party to the transaction). - Preliminary Subdivision – 8305 Atlantic Ave: The same applicant requested subdivision of the adjacent 7,000 sq ft vacant lot into two parcels. The Commission approved (6-0-1, Butta again abstaining). - Site Plan – 8303 Atlantic Ave Duplexes: The plan proposed two 3-story fee-simple duplexes with habitable attics, each containing 5 bedrooms and 4 tandem parking spaces (8 total). The building height was 40 feet, meeting the 50-foot maximum. Staff conditions included adherence to the building limit line, alley improvements, lighting compliance, and trash service. During discussion, the architect explained that stair clearance over parking spaces exceeded the required 7 feet. Commissioner Gordon Kretser suggested adding a storage area on the ground level, which the architect noted as a potential improvement. The Commission approved the site plan (motion by Tony Butta, second by Kevin Rohe; all in favor). - Site Plan – 8305 Atlantic Ave Duplexes: An identical duplex project was proposed on the subdivided vacant lot. The plan mirrored the 8303 design. The Commission approved (6-0-1, Butta abstaining). Key Outcomes - Unanimous approval of the Purple Moose site plan (all commissioners present voted aye). - Preliminary subdivision approvals for 8303 and 8305 Atlantic Ave passed 6-0-1 (Butta abstained on both). - Site plan approval for the 8303 Atlantic Ave duplex (6-0-0; Butta made the motion and did not abstain). - Site plan approval for the 8305 Atlantic Ave duplex (5-0-1; Butta abstained). - All approvals are subject to the conditions outlined in the staff reports and applicable town codes.