Ocean City condo president has suggestions for ex-Wonderland site: Letters

Originally published in The Press of Atlantic City

by Howie Atkinson

As the Ocean City Boardwalk Subcommittee begins to consider solutions, they should remember that Wonderland is two lots—one Boardwalk facing, and one facing the Plaza Place neighborhood. These lots are different in terms of the impact they can have, and the uses they can serve.

The Boardwalk-facing lot directly impacts the Boardwalk energy. It sits in an anchor position, much like a Macy’s sits at the end of a mall. Its job is to pull people to that location and, in the process, past smaller venues that don’t operate as draws but help complete the varied entertainment experience of the Boardwalk.

The subcommittee should think “big” about this lot. Indeed, it may want to expand its thinking to incorporate the city lot to the north, and even the Boardwalk itself in this zone, in terms of its use for pop-up entertainment. Lean into this area. Make it big. Make it transformational.

The lot facing the neighborhoods is different. This lot does not directly impact the vibrancy of the Boardwalk but greatly impacts the protected historic enclave the city has recognized. Therefore, this lot’s use should take into account the feel of this neighborhood.

That does not mean it can’t be rezoned, or that it can’t help drive a revitalization. A small luxury hotel, condos or even single-family luxury homes can be erected on this lot, just in a size and scale that reflects the neighborhood.

This represents a major up-zoning for this area—a financial win for the developer. It also creates an opportunity for a win for the Boardwalk.

Developers seeking valuable zoning allowances often provide givebacks. For Wonderland, one could consider a framework where a developer receives up-zoning on the rear portion in exchange for committing to a well-designed “big” entertainment component on the front, or the sale of that lot at a price that reflects “entertainment-only” zoning.

The bottom line: We need to remember the two lots can have different impacts. But with the right zoning, they can serve a common purpose—a better Boardwalk.

Howie Atkinson
President, Beachwatch Condominium