Public Meetings - Ocean City, Maryland

The Board of Port Wardens (BOPW) convened on January 8, 2026, at 2:00 PM in the Council Chambers of Ocean City City Hall to consider 12 marine construction permit applications (two minor, ten major) and to give final approval to updates to Chapter 106 (Waterways) of the Town Code. The meeting was called to order by Chairperson Blake McGrath, with Harbor Master Shawn Nave and board members Joe Wiedorfer, Richard Brucki, Bob Milewski, Melvin Jones, and Bill Jordan in attendance. All 12 permit applications were approved unanimously, and the revised marine code was adopted with a favorable recommendation to the Mayor and City Council. Consent Calendar - Approval of Minutes: The minutes from the December 11, 2025, BOPW meeting were approved by a motion (seconded) with no objections. Discussion Items Minor Cases (PW 26-001 – PW 26-002) - PW 26-001 (650 Gulf Stream Dr.): Request to install 40 ft of replacement vinyl bulkhead with batter piles (not to exceed 18 in channelward) and replace an existing dock (3 ft x 40 ft). Staff found the application met or exceeded BOPW specifications. Approved unanimously per staff recommendations. - PW 26-002 (10611 Pine Needle Rd.): Request to install 60 ft of replacement vinyl bulkhead (not to exceed 18 in channelward), including four batter piles and repair of existing parallel platform. Staff noted an outfall pipe on the south property line required notification of Public Works. Approved unanimously per staff recommendations. Major Cases (PW 26-003 – PW 26-012) - PW 26-003 (10602 Shifting Sands Dr.): Request to install a 10 ft x 14 ft floating platform (maximum 15 ft channelward). Chairperson noted this was a “violation case” already in the water; the board nevertheless approved to ensure compliance. Approved per staff recommendations. - PW 26-004 (105 Newport Bay Dr., Unit A): Request to install one boat lift with two pilings (not to exceed 32 ft channelward). Approved per staff recommendations. - PW 26-005 (10624 Point Lookout Rd.): Request to install an elevator-type boat lift with three pilings (not to exceed 15 ft 6 in channelward). Board discussed a drawing discrepancy: the canal width was 85 ft, but the closest opposing shoreline was marked as 65 ft from the platform. The board clarified it likely referred to a structure. Approved per staff recommendations. - PW 26-006 (620 Gulf Stream Dr.): Request to install 40 ft of replacement bulkhead, remove old piers, install a new 5 ft x 40 ft parallel platform, a 6 ft x 40 ft perpendicular pier, and one boat lift (maximum 46 ft 6 in channelward). Staff noted two measurements were taken because the canal cross-section was at an angle; the median of 47 ft 4 in was used. Approved per staff recommendations. - PW 26-007 (311 Old Landing Rd.): Request to remove existing structures, install 60 ft of replacement bulkhead, new 5 ft x 40 ft parallel platform, 6 ft x 14 ft perpendicular pier, re-install boat lift, and install a new PWC lift (all not to exceed 16 ft channelward). The board noted the construction would not exceed the existing pier. Approved per staff recommendations. - PW 26-008 (210 A Windward Dr.): Staff found the application did not meet minimum BOPW specifications because the channelward request (20 ft) exceeded the allowable amount (20% of 96 ft = 19 ft 2 in) by 8 in. The board granted an exception and approved with the condition that lifts not exceed the existing pier length. Approved per staff recommendations. - PW 26-009 (156 Captains Quarters Rd.): Request to construct a new 6 ft x 20.5 ft pier and install one boat lift and one double PWC lift (maximum 26.5 ft channelward). Approved per staff recommendations. - PW 26-010 (615 Bayshore Ct., Unit 2): Staff found the application did not meet minimum BOPW specifications because the channelward request (18 ft) exceeded the allowable amount (20% of 82 ft = 16 ft 4 in) by 1 ft 8 in. The board granted an exception and approved with the condition that the lift not exceed the existing pier length. Approved per staff recommendations. - PW 26-011 (310 13th St., Slip 1 & 3): Request to install boat lifts in deeded slips: slip 1 (maximum 18 ft channelward) and slip 3 (maximum 40 ft channelward). The board noted that the maximum allowable for slip 1 would be 21 ft 6 in and for slip 3 would be 70 ft, but the request was within those limits. Approved per staff recommendations. - PW 26-012 (507 Edgewater Ave., Unit A): Request to construct a 6 ft x 12 ft pier extension (total 32 ft), a 3 ft x 13 ft tapered finger pier, and install one boat lift and one double PWC lift (maximum 36 ft channelward). Approved per staff recommendations. Marine Code Revision (Chapter 106, Waterways) The board continued its review from the December 8, 2025, meeting of proposed updates to Sections 106-31 through 106-44, covering new standards for vinyl bulkheads, rip-rap, piers, and boat lifts. During the prior meeting, board member Joe Wiedorfer had questioned language in Section 106.38(4) regarding the board’s ability to make decisions on a “case-by-case basis.” Attorney Maureen Howarth revised the wording to clarify the board’s authority. At this meeting, the board confirmed the revision and also noted a correction to the phrase “repairing and littoral owners” in 106-38. The board then voted to accept the revised ordinance and make a favorable recommendation to the Mayor and City Council for approval. Key Outcomes - All 12 permit applications (PW 26-001 through PW 26-012) were approved unanimously (each vote 5-0) per staff recommendations, with exceptions for PW 26-008 and PW 26-010 where the board granted channelward extensions beyond the 20% rule. - The revised Marine Code (Chapter 106) was approved by the board with a favorable recommendation to the Mayor and City Council. - The meeting was adjourned at approximately 3:00 PM.

The Mayor and City Council of Ocean City, Maryland, held a regular meeting on Monday, January 5, 2026, beginning after a closed session from 5:30 to 6:00 p.m. on real estate matters; no action was taken. Councilmember Gehrig was absent for the entire meeting. The council approved routine items, considered short-term rental policy options, adopted ordinances and a resolution, and heard public comment. The meeting adjourned at 9:05 p.m. Consent Calendar - Approved the minutes of Regular Session 22 (December 15, 2025). - Acknowledged draft agendas for the Police Commission (January 12), Transportation Committee (January 13), Tourism Commission (January 15), Bicycle and Pedestrian Advisory Committee (January 21), and noted no January meetings for the Recreation and Parks Committee and Green Team. - Accepted the bid award recommendation for the beach equipment rental franchise auction. - The consent agenda was approved by unanimous consent. Bid Opening and Standing Committee Actions - At the Boardwalk Wayfinding and Signage bid opening, a motion to not accept the late bid was approved. Five bids were read; apparent bid prices included, for example, PlacFat at $425,369 (Option 1) and $436,533 (Option 2), and KM Printing LLC at $469,031 (Option 1) and $481,281 (Option 2). The bids were remanded to staff for further review on a motion that passed six in favor. - The Bicycle and Pedestrian Advisory Committee (BPAC) recommendation to paint green bike lane markings on St. Louis Avenue at 2nd, 5th, 8th, 12th, 15th, and 17th Streets as a pilot project was approved six in favor. Staff estimated the cost at $7,000 or less and stated it would comply with federal standards. - The BPAC recommendation to permit bicycles on sidewalks on Philadelphia Avenue from Caroline Street to South First Street, and on Coastal Highway/MD 528 from roughly 60th to 63rd Street, was approved six in favor; existing dismount stencils would be removed. Discussion Items - Bank of Ocean City Revolving Line of Credit: Staff recommended renewing the town's $2.5 million line of credit for three years at a fixed 5.5% interest rate with a $500 annual fee. The council approved the renewal. - Short-Term Rental Licenses in R-1 and MH Districts: City Manager Terry McGean presented options and data for managing the quantity and ownership of short-term rental licenses. The council confirmed the discussion applies only to R-1 and MH zoning districts. Quantity options presented were: a phase-out (no new licenses, existing licenses non-transferable), a freeze (cap at current number, waiting list), a cap at a higher number with lottery, and no action. Ownership options presented were a corporate ban, a multi-property ban, a non-resident ban, and no action. - Staff data showed about 11.3% of R-1 properties, 6.6% of MH properties, and 8.8% of all properties in those districts currently hold short-term rental licenses. The city manager described post-COVID growth of about 10% per year until 2024, a leveling off in 2024-25, and a drop after the moratorium, while calls for service remained flat or decreased. In ownership data, 20% of R-1 and 14% of MH licenses were held by corporate/LLC entities; 17% of R-1 and 8% of MH licenses were held by Ocean City residents. - Councilmember Proctor argued the police call data did not show a problem and said more calls involved non-rental properties than rentals; she opposed additional restrictions. Mayor Matt James said preserving R-1 neighborhood character was important, did not want to take rights from current license holders, and called the issue a 50-50 balance. Councilmember DeLuca said decisions were premature pending the comprehensive plan, strategic plan, and completed code enforcement data. Councilmember Metresic said changing rental models and loss of neighborhood character were central concerns, not just crime statistics. Councilmember Savage proposed a hybrid approach: a future date after which newly purchased properties would not be eligible for a short-term rental license, while current owners would retain rights until transfer. Several members expressed concern that banning entity ownership would be government overreach and would interfere with estate planning and liability protections; the city solicitor strongly cautioned against the non-resident/homestead-credit option. - The council set aside the ownership options and directed staff to return with additional quantity-based options, including options one and two and a future-date phase-out upon property transfer, plus a staff opinion on a cap on the number of licenses. The motion carried 4-2, with Councilmembers James and Proctor opposed and Councilmember Gehrig absent. - One public commenter later disputed the growth figures, citing a 3% increase over ten years and an increase from 276 to 341 licenses; the discrepancy was not resolved during the meeting. Ordinances and Resolutions - Ordinance 2025-31: Adopted, six in favor, on second reading. It amends the 1994 Worcester County Sewerage Treatment Facilities Transfer Agreement and increases allocated capacity for West Ocean City by 170,000 gallons per day. The city solicitor noted the ordinance was being re-advertised because the prior second reading had not been adequately advertised. - Ordinance 2025-33: Adopted, six in favor, adopting FY26 Budget Amendment 1 as presented at the December 9 work session. - Resolution 2026-01: Adopted with five in favor and Councilmember Savage abstaining, authorizing the disposition of surplus personal property. Public Comments & Testimony - Michael Bell (Caribbean Drive) opposed short-term rental restrictions, saying owners may need rental income in emergencies and that Little Salisbury is not an affordable family neighborhood; he said the council should target specific problems rather than property owners. - Cynthia Hill (Gulf Stream Drive, Montego Bay) opposed the moratorium and restrictions, asserting they would strip mobile homeowners of federally authorized hazard mitigation tax benefits and inheritable equity, including approximately $28 million for Montego Bay. She said the city had not educated residents about federal protections and asked that no vote occur until that happens. - Jamie Rice (Hitchens Avenue) spoke about the AMI water meter program and biodigital convergence, asking for a public discussion on smart-city technologies and their health and privacy effects, and left informational materials with the council. - John McGathin, representing Louis Education Rentals, opposed restrictions, argued enforcement should target problem tenants rather than all owners, and said rental revenue for owners was already down. - Steve Taylor (Fountain Road, Kane Woods) opposed restrictions, called the issue an enforcement problem, and said his block already has many empty second homes; he said removing short-term rental licenses would not create family neighborhoods. - Leslie Smith (Convention Center Drive) opposed ownership restrictions as government overreach and also raised a formal residency complaint against Councilmember DeLuca, alleging selective enforcement and gender discrimination after her own disqualification. - Robert Canarro (Peach Tree Road) opposed the moratorium, disputed the council's data and emergency justification, and said the issue was harming residents and dividing the town. - Terry Miller (Bering Road) opposed restrictions, cited 276 licenses in 2015 versus 341 today, supported enforcement and a rental liaison, and welcomed an investigation into Councilmember DeLuca's residency. City Manager and Council Comments - City Manager Terry McGean announced the January 13 work session, including a noontime closed session on legal matters, the comprehensive plan update, Board of Port Wardens recommended code amendments, and proposed business license code amendments. He introduced new city engineer Brad Parks, engineering project manager/right-of-way manager Posha Rigdon, and engineering associate Alicia Greenhall. - City Solicitor Heather Stansbury said a formal residency complaint from Leslie Smith had been received late that afternoon and would be reviewed with the city manager and council president. - Mayor James noted the divisiveness of the short-term rental issue and expressed hope for resolution within the next month. Key Outcomes - Consent agenda approved. - Boardwalk signage bids remanded to staff for review. - Two BPAC bicycle/sidewalk recommendations approved. - Bank of Ocean City line of credit renewed for three years. - Council directed staff to develop new short-term rental quantity/hybrid options; no new short-term rental ordinance was adopted. - Ordinance 2025-31, Ordinance 2025-33, and Resolution 2026-01 adopted. - The January 13 work session was announced, including the comprehensive plan update and proposed code amendments.

The Ocean City Board of Zoning Appeals met on Thursday, December 18, 2025, at 6:00 p.m. in City Hall Council Chambers. The board addressed administrative matters, held a public hearing on an appeal of a zoning administrator’s nonconformity determination for the Sea Cove Motel, and elected officers for 2026. Consent Calendar - Minutes: The board unanimously approved the minutes from the November 20, 2025 meeting (vote 4-0-1, with Emily Nock abstaining). - Findings of Fact: BZA 2731 (Beach Variety): The board approved findings of fact for a special outdoor display of merchandise exception at 2802 Philadelphia Avenue. The motion passed unanimously (4-0-1). - Findings of Fact: BZA 2732 (Bradley Construction Company): The board approved findings of fact for two special yard exceptions at 102 Winter Harbor Drive. The motion passed unanimously (4-0-1). Discussion Items - Motion to Strike Revised Determination: Attorney Peter Buas, representing applicant Kozmas Inc., moved to exclude the Zoning Administrator’s revised nonconformity determination (dated October 27, 2025) and related documents, arguing the appeal superseded further administrative action. After staff rebuttal, the board denied the motion (4-0-1), noting no prejudice to the applicant given ample time to prepare. - Public Hearing – BZA 2729 (Sea Cove Motel Appeal): The applicant appealed the Zoning Administrator’s determination that the two-story wooden structure (the “house”) at 105 27th Street had been illegally converted from four apartments to 13 motel rooms, and that the property’s legal density was 19 units. The applicant sought a finding of nonconformity for density (28 units) and parking. - Staff presented evidence including 1968 plumbing records showing four units, aerial photos from 1983–2003 showing stairs absent until after 1991, and zoning maps placing the house in a multifamily district. The Zoning Administrator concluded the conversion was unpermitted and there was no nonconformity. - Applicant witnesses included former zoning administrator Blaine Smith, who testified to the property’s history under a 1946 code with no density limits; construction expert Frank Harvey, who stated interior materials (paneling, ceiling tiles) dated to the 1950s–1970s, inconsistent with a 1990s conversion; prior owner Roger McCabe, who confirmed 13 units since the 1980s; and longtime neighbor Patricia Williams, who observed continuous motel use since 1975. - The board deliberated, finding applicant’s testimony more persuasive, particularly on the age of interior materials and the absence of observable structural changes. Key Outcomes - Density Nonconformity: The board voted 4-0-1 to reverse the Zoning Administrator’s determination and find that the Sea Cove Motel has a legal nonconformity for nine motel units (28 existing units vs. 19 permitted by current code). Motion by John Moran, seconded by Emily Nock. - Parking Nonconformity: The board voted 4-0-1 to find a legal nonconformity for 13 parking spaces, based on the 1970 permit noting “no parking provided” for the two-story building. Motion by Dan Stevens, seconded by John Moran. - Election of Officers: Christopher Rudolf was re-elected Chair, and Emily Nock was re-elected Secretary for 2026 (both by voice vote). - Adjournment: The meeting adjourned at approximately 9:30 p.m.

The meeting was called to order at 6:00 PM. The commission approved the previous meeting's minutes, voted to forward the 2025 Comprehensive Plan Update to the Mayor and City Council, and discussed proposed amendments to Chapter 110 zoning bulk regulations in commercial districts. A public hearing on the zoning amendments was scheduled for January 21, 2026. Consent Calendar - Approval of December 2, 2025, Minutes: Motion by Commissioner Palmer Gillis, seconded by Commissioner Janet Hough, passed unanimously (7-0). A correction was noted that Commissioner Tony Butta was absent at the previous meeting. Discussion Items - 2025 Comprehensive Plan Update: City Planner Bill Neville presented the final draft, confirming that public comments and commissioner suggestions had been incorporated. The commission voted to approve the resolution approving the 2025 Comprehensive Plan and forwarding it to the Mayor and City Council for adoption. The plan is scheduled for a Council work session on January 13, 2026, and a regular session on February 26, 2026. (Motion by Commissioner Pam Robertson, seconded by Commissioner Tony Butta, passed unanimously.) - Proposed Amendments to Chapter 110 (Zoning) – Bulk Regulations: Staff presented amendments to increase minimum front and rear yard setbacks for residential dwellings in the BM-1, DM, LC-1, SC-1, and BMUD districts. The changes would increase the minimum front yard setback from 10 feet to 20 feet and the minimum rear yard setback from 10 feet to 15 feet for residential dwellings, including subdivided two-family dwellings and townhouses. The intent is to provide additional space for utilities, stormwater management, trash enclosures, and other services. Commissioners discussed potential impacts on small infill lots, particularly those along Coastal Highway, and requested a GIS analysis of lot sizes in the LC-1 and SC-1 districts. No vote was taken; the item was set for a public hearing. Key Outcomes - Resolution Approved: The commission unanimously approved the resolution to forward the 2025 Comprehensive Plan Update to the Mayor and City Council with a recommendation for adoption. - Public Hearing Scheduled: A public hearing on the proposed zoning bulk regulation amendments will be held on Wednesday, January 21, 2026 (due to the holiday schedule). - Staff Directive: Planning staff will prepare a GIS analysis of lot sizes in the LC-1 and SC-1 districts for commissioner review before the public hearing.

The Ocean City Mayor and City Council held a regular meeting on Monday, December 15, 2025, at 6:00 PM. The meeting included approvals of routine consent items, a key reconsideration of a private event for Ocean City Jeep Week, several lease approvals, ordinance readings, and a public comment session. Consent Calendar - Minutes: Approved the work session minutes from December 9, 2025. - Private Event – Walk MS: Approved a private event request for April 18, 2026. - Private Event – Beach 5 Sand Soccer: Approved requests for June 20 and August 1, 2026. - All consent items passed unanimously with 7 in favor. Discussion Items - Reconsideration of Private Event for Ocean City Jeep Week (May 27-31, 2026): Event promoter Chris Cropper presented the request. Councilmembers questioned inconsistencies in attendance numbers and organization. Councilmember DeLuca expressed confusion over conflicting figures. Councilmember Proctor cited concerns about lack of organization and negative public perception. Councilmembers Garrick and Savage argued that the event met application requirements and that the market should decide success. A motion by Councilmember Savage, seconded by Councilmember Yates, to approve the event as presented passed 4-2-1 (in favor: Savage, Garrick, James, Yates; opposed: DeLuca, Proctor; abstain: Metresic). - Lease Extensions: - Ocean City Lions Club: Approved a 20-year lease extension (Jan 1, 2026 – Dec 31, 2045) for the facility on airport property. Unanimous. - OCDC Commercial Lease Extension – Tarry-A-While: Approved a 5-year extension (Jan 1, 2026 – Dec 31, 2030) for the Dorchester Street property. Unanimous. - OCDC Commercial Lease – Somerset Street Substation Third Floor: Approved a lease for the third floor of the new building, with amendments to allow OCDC reimbursement for furnishings and clarifying utility proration. Unanimous. - Ordinances and Resolutions: - Ordinance 2025-32: Second reading, increasing maximum reward for information from $5,000 to $10,000. Adopted unanimously. - Ordinance 2025-33: First reading, adopting FY26 Budget Amendment 1. Passed unanimously. - Resolution 2025-33: Authorizing disposition of surplus personal property. Adopted unanimously. - Resolution 2025-34: Declaring intent to reimburse expenditures up to $1.5 million for the Baltimore Avenue Utilities Undergrounding Project, contingent on grant confirmation from MDOT. Adopted unanimously after discussion. Public Comments & Testimony - Brad Hoffman: Spoke during public comment. He denied being fired by the Jeep Week organizers, asserting that he left a business relationship. He criticized the event organizers for providing inaccurate numbers, violating a contract regarding promotional products, and lacking integrity. He urged the council to hold applicants to higher standards of honesty and ability. Key Outcomes - Jeep Week Event Approved: The reconsideration passed 4-2-1, allowing the event to proceed on the proposed dates. - Lease Approvals: Three leases were approved unanimously, ensuring continuity for the Lions Club, Tarry-A-While, and the new Somerset Street substation. - Reward Increase: Ordinance 2025-32 passed, raising the maximum reward for information from $5,000 to $10,000. Additionally, a motion was passed to increase the reward for an active 2024 bank robbery investigation to $10,000, pending a resolution to be brought on January 5, 2026. - Budget Amendment: First reading of FY26 Budget Amendment 1 passed. - Baltimore Avenue Project: Resolution 2025-34 passed to allow reimbursements for design costs with a $1.5 million cap, contingent on MDOT approval. - Meeting Adjourned: The meeting adjourned at 7:02 PM.

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.

The Ocean City Mayor and City Council held a work session on Tuesday, December 9, 2025, starting at 1:00 PM following a closed session from 11:45 AM to 1:00 PM on legal and real estate matters. The meeting adjourned at 3:28 PM. Councilmember DeLuca was absent. Key agenda items included discussions on citywide cell and internet connectivity, the Baltimore Avenue project, and approval of multiple items including the Route 50 bridge lighting, EV charging station replacement, and a new parking payment option. Consent Calendar - Approval of minutes from the November 25, 2025 work session and December 1, 2025 regular meeting. Motion by Councilmember Yates, second by Councilmember Matresic, passed unanimously. Public Comments & Testimony - Holly Donovan (132 Peachtree Road) spoke on agenda item B (cell towers), opposing cell tower equipment in residential neighborhoods. She warned that federal actions (FCC docket 25-276 and HR 2866) could strip local control, citing a 20% decrease in real estate values from such towers. She reported that Montego Bay already has good reception from a water tower, with testing showing -97 dBm, and supported Comcast's planned upgrades to 10 Gbps. - Dennis (address not given) spoke on item F (Baltimore Avenue), arguing the town can afford the project due to separate funding sources (water/wastewater funds, food and beverage tax, partnerships). He noted the $20 million federal grant is a rare opportunity and that the town's bonded indebtedness is well below its limit. - Joe Wilson (substituting for Zach Bankard of OCDC) spoke on item F, supporting the full Baltimore Avenue project including widened sidewalks, but also a scaled-down version of burying utilities. He stated that requiring redevelopment projects to bury utilities makes some projects economically infeasible, and that the "no man's land" between Baltimore Avenue and properties needs to be addressed. - Peter Bus (707 North Baltimore Avenue) spoke on item F, urging the council to move forward with any scope to avoid losing the $20 million federal grant. He suggested phasing the project, e.g., from 9th to 15th, then Division to 5th, to retain the federal money. Discussion Items - Item B: Citywide Cell and Internet Connectivity – Presentations by Chris Comer (Comcast Director of Government Affairs) and Paul Plymouth (Verizon Director of State Government Affairs). Comcast highlighted $900 million invested in Maryland over three years, upgrades to 1.2 Gbps speeds with upload speeds increasing from 35 to 100 Mbps, and future full duplex offering 2 Gbps symmetrical. Verizon discussed insufficient wireless capacity, especially during special events, and ongoing deployment of small cells on the boardwalk and other areas. They requested a special waiver to the summer construction moratorium for night work. Council members expressed concerns about service reliability in summer, questioned the difference between fiber and coax, and asked about prioritization for first responders. Verizon noted that 5G Home Internet is available but not yet widely due to capacity constraints. - Item C: Route 50 Bridge Lighting Project – Presented by Tom Perlozzo. Request to install decorative lights on 36 poles on the Route 50 bridge, funded by concert ticket revenue (not property tax). Approved unanimously. - Item D: Replacement of EV Charging Stations – Presented by Scott Wagner. All 16 existing stations to be replaced by Easy Volts at no cost to the city. Revenue share: 20% of net electricity revenue plus all parking revenue. Current DCFC stations have been non-functional for 2.5 years. Company promises 24-hour response time. Approved unanimously. - Item E: Passport Mobile Pay – Presented by Scott Wagner and Jon Anthony. Adding Passport as an alternative payment app to ParkMobile, at no cost to the city. Passport will pay for new signs. Both apps will share data. Approved unanimously. - Item F: Baltimore Avenue North Division to 15th Street Project – Extensive discussion led by Public Works Director Hal Adkins. The scaled-down version (underground utilities only, no sidewalk widening) is estimated at $44.8 million. A federal grant of $20 million (80% match) requires a $5 million city match to use the full grant, limiting the project to $25 million total. Council debated affordability: doing the full $45 million project would increase debt service by 32% ($1.825 million annually for 20 years). Councilmember Garrett proposed starting at North Division and going north as far as $25 million allows. Motion by Councilmember Garrig, second by Councilmember Savage, to approve a scaled-down version from North Division northward within $25 million budget. Passed 6-0. Adkins noted urgency to meet the September 30, 2027 obligation deadline and requested a resolution for forward funding on December 15, 2025. - Item G: FY26 Budget Amendment 1 – Presented by Budget Manager Jenny Knapp. The amendment quantifies changes since budget adoption, including a $2.37 million increase in the general fund budget, a $1.6 million increase in use of fund balance, and adjustments across all funds. Notable items: $3 million from wastewater reserves for headworks, $3.6 million in airport grants, $100,000 for county anti-wind campaign, and $54,000 for fire department deployment analysis. Moved to ordinance form for first reading on December 15, 2025. Approved. Key Outcomes - Approved unanimously: Minutes from Nov 25 and Dec 1 meetings; Route 50 Bridge Lighting Project; EV Charging Station Replacement; Passport Mobile Pay contract; FY26 Budget Amendment 1 (moved to ordinance). - Approved (6-0): Baltimore Avenue Project – scaled-down version from North Division northward, not to exceed $25 million total project cost, leveraging the full $20 million federal grant. Staff directed to proceed with design and secure funding, with a resolution for forward funding to be presented on December 15, 2025.

The Ocean City Planning and Zoning Commission met on December 2, 2025, at 6:00 PM in City Hall Council Chambers. The primary agenda items included a public hearing on the 2025 Comprehensive Plan Update, a continued discussion on off-street parking regulations for the Boardwalk Commercial District, and approval of minutes from November 18, 2025. No public comments were made in person, but an emailed comment from Hunter (representing an organization) was read into the record supporting the comprehensive plan. The commission discussed numerous proposed changes to the plan and directed staff to compile a list of revisions for review at the December 16, 2025 meeting, where a vote on the plan's adoption is expected. The parking discussion focused on potential reduction or elimination of minimum parking requirements in the BC-1 district, but no action was taken. Consent Calendar - Approval of Minutes: The commission unanimously approved (6-0-1, with Tony Butta absent) the minutes from the November 18, 2025 meeting. Public Comments & Testimony - Hunter (via email): A letter from Hunter was read into the record expressing support for the 2025 Comprehensive Plan Update, particularly its land use, housing, and fair housing sections. Hunter offered to partner with the town on future initiatives, including the state-mandated accessory dwelling unit policies required by October 2026. The commission acknowledged the comment but noted that many details on ADU implementation are pending state guidance. Discussion Items - 2025 Comprehensive Plan Update (Public Hearing): The commission held a public hearing, closed it after no in-person speakers, and then deliberated on proposed amendments. Commissioner Palmer Gillis led a page-by-page review, suggesting various modifications, including adding a sentence to acknowledge the need to protect R1 residential zones from short-term rental impacts, updating language on boardwalk tram alternatives (citing a comment from Regan Smith), strengthening opposition to offshore oil and gas to match offshore wind opposition, and considering a conditional use process for converting commercial property to residential. Other commissioners raised concerns about e-scooters, beach replenishment, dredging of canals, and the need for a two-way bike lane on Baltimore Avenue. Staff and the commission agreed to compile all suggested changes into a bullet list for review at the next meeting. The commission decided to postpone a vote on the resolution approving the plan until the December 16, 2025 meeting, after staff incorporates the discussed revisions. - Off-Street Parking Regulations (Section 110-932): Staff presented an overview of parking requirements in the BC-1 (Boardwalk Commercial) district, noting a typographical error in the code (B1 vs. BC1) and suggesting a discussion on whether to modify or eliminate minimum parking requirements for commercial uses in that district due to abundant public parking and multimodal transit options (8 bus stops, over 2,000 public parking spaces, bike racks). Zoning Administrator Sabrina Hecht cited examples like Baltimore eliminating minimum off-street parking and noted that a 2019 parking study showed occupancy rates in the 1st–10th Street area were 85–90% during peak season, not 100%. Commissioners expressed mixed views: some supported eliminating requirements for commercial uses, while others warned against unrealistic expectations for transit and biking given Ocean City's tourism-driven car culture. No formal action was taken; the discussion was to inform future code amendments. Key Outcomes - The commission approved the November 18, 2025 meeting minutes (6-0-1). - The public hearing for the Comprehensive Plan was closed. - The commission directed staff to compile a list of all discussed amendments to the Comprehensive Plan and bring a revised draft for a vote at the December 16, 2025 meeting. - No action was taken on the parking regulation discussion; it will continue as part of broader code review. - The next meeting is scheduled for December 16, 2025.

The Ocean City Mayor and City Council held a regular meeting on Monday, December 1, 2025, at 6:00 PM. Key agenda items included a public hearing on a charter amendment increasing misdemeanor fines, a request to extend the police department's Axon technology contract, and a second reading of an ordinance extending the moratorium on new short-term rental licenses in R-1 and MH districts. The meeting featured extensive public comment, particularly on the rental moratorium, and concluded with several votes. Consent Calendar - A. Acknowledgement of Standing Committee Draft Agenda – The Bicycle and Pedestrian Advisory Committee meeting scheduled for December 17, 2025, was noted. No other committee meetings in December. - B. Private Event Approval – Request for the "King of the Wind Ocean City Kite Festival" (September 17-20, 2026) was approved. Both items passed unanimously (6-0). Public Hearing - Charter Amendment Resolution 2025-02 – Proposed amendment to §C-1406 (Misdemeanors) to increase maximum fine from an unspecified amount to $5,000 and maximum imprisonment to 6 months, aligning with state law. Two members of the public spoke in opposition, arguing the fines were excessive. The hearing was closed and the resolution later adopted (6-0). Discussion Items Axon Technology Contract Extension - Chief Raymond Austin presented a request to extend and modify the existing Axon contract for body cameras, tasers, software, and other technology. The five-year proposal totals $4,907,717, offset by $4.48 million in savings from standard list pricing. Includes: - Fleet 3 in-car cameras with ALPR and GPS tracking - Interview room cameras - FUSIS intelligence-sharing platform - Taser 10 (10-shot capacity, 45-foot range, lower voltage) - AI-powered report writing (Draft One, showing 58% time savings in trials) - Live translation (57 languages) - D-Drone detection system for special events - The current contract runs through July 1, 2027; the new contract would start immediately, with $174,000 credited back. A $479,211 hardware purchase would come from fund balance (not budgeted). Annual costs would rise from $431,088 to $885,701 in FY27, but the five-year difference compared to waiting is $260,000. - Council debated the surprise nature of the expense and lack of work session review. Several members expressed support but noted it should have been workshopped. The motion passed 6-0. Ordinance 2025-31 (Second Reading) – Sewerage Treatment Agreement Amendment - To increase allocated capacity for West Ocean City by 170,000 GPD and approve amended Eagles Landing Golf Course Spray Irrigation MOU. Passed 6-0. Ordinance 2025-32 (First Reading) – Reward for Information - Increases maximum reward from $5,000 to $10,000. Passed 6-0. Resolution 2025-31 – Wastewater Laboratory Test Fees - Establishes fees effective March 1, 2026 (last updated July 1, 2012). Passed 6-0. Resolution 2025-32 – Surplus Personal Property Disposition - Authorizes disposal of surplus property. Passed 6-0. Charter Amendment Resolution 2025-02 (Final Adoption) - Adopted by 6-0. Ordinance 2025-28 (Second Reading) – Moratorium Extension on Short-Term Rental Licenses in R-1 and MH Districts - Extends the moratorium (originally enacted via Ordinances 2025-05/06) through January 3, 2027. The ordinance was given second reading after being approved at the October 14 work session. - Public Comments: 25 individuals signed up; many spoke for and against the extension. - Opponents of extension cited the July 2025 referendum (834-800 vote against previous restrictions), argued there is no evidence of problems (police data showed only 4 noise complaints and 13 disorderly conduct calls in R-1/MH areas over 12 months), and said the moratorium harms property rights and tourism. - Supporters of extension emphasized the need for more time to study impacts, develop comprehensive plan updates, and craft balanced regulations. They argued short-term rentals erode neighborhood character and quality of life. - Council Debate: - Councilmember Proctor argued the data does not justify a moratorium and that existing regulations (parking, occupancy, local agent requirements) already address concerns. - Councilmember Garrett stated he does not support a ban but wants controls, noting hotels do not belong in neighborhoods; he proposed ending the moratorium on April 30, 2026, but no amendment was offered. - Councilmember Savage supported the full extension, citing the need for more research and consensus. - Councilmember Yates supported extension with a goal to finish early. - Vote: Motion to adopt the ordinance (extend moratorium to January 3, 2027) passed 4-2 (Councilmembers Proctor and Yates opposed). Key Outcomes - Consent Agenda: Approved 6-0. - Charter Amendment Resolution 2025-02: Public hearing held; adopted 6-0. - Axon Contract Extension: Approved 6-0, subject to legal review. Funding of $479,211 this year from fund balance; future annual costs of $885,701. - Ordinance 2025-31 (Sewer Agreement): Adopted 6-0. - Ordinance 2025-32 (Reward Increase): First reading passed 6-0. - Resolution 2025-31 (Lab Fees): Adopted 6-0. - Resolution 2025-32 (Surplus Property): Adopted 6-0. - Ordinance 2025-28 (Rental Moratorium Extension): Adopted 4-2. - Next Steps: City Manager noted upcoming work session on December 9, 2025, with items including bridge lighting, EV charging stations, park mobile, Baltimore Avenue right-of-way, cell connectivity, and budget amendment. Other Public Comments - A resident raised concerns about an increasing fox population in the Kane Woods area, asking the city to engage DNR for humane trapping. - A resident requested that the city offer subsidized bus passes for full-time residents under age 60, noting 36 out of 40 surveyed supported the idea. The City Manager responded that the Transportation Commission had previously given an unfavorable recommendation but offered to revisit.