One exception for height could change whole boardwalk
Originally published in Ocean City Sentinel
by Howie Atkinson
To the Editor:
Ocean City’s Boardwalk zoning has protected its special charm and appeal for more than 50 years. Its focus on entertainment and amusements, coupled with a 13-foot height limit (with exceptions for taller rides), has kept the boardwalk open to sky and sun, and centered on family fun. These protections have been fundamental to Ocean City’s identity as America’s greatest family resort, and they have worked remarkably well in driving the economic success of this shore town.
As Ocean City Council now considers an exception to this zoning at 600 Boardwalk — an exception that may be appropriate given the unfortunate circumstances the city finds itself in — it’s critical that council also consider the risks those zoning changes could bring, and craft strict, enforceable safeguards to protect the rest of the boardwalk.
Height cannot be dismissed as just a measurement. A change in height or footprint along our boardwalk will change how it looks, how it feels, how it connects with the neighborhood, how it allows or blocks sun and sea breezes, and whether it operates as a cohesive part of town or becomes a walled-off canyon. Just take a walk down the boardwalk: You can feel the difference between passing one-story buildings, where you can see the sky toward the bay and sense the neighborhoods; and passing the few two-story structures, where you feel more closed in.
Consequently, any zoning changes for 600 Boardwalk must clearly apply to this parcel alone, with council creating legislative safeguards and explaining clearly and completely why this change does not set a new height standard for the boardwalk. These safeguards could include provisions tying the additional height to the lot’s unique depth, which can accommodate a taller structure toward the rear without affecting the feel of the boardwalk; its location at the end of the commercial boardwalk, which blunts the impact of a taller structure; and the delivery of new and better forms of entertainment along the boardwalk frontage in exchange for the height allowance.
This articulation of legislative intent is crucial. Once an exception is granted for 600 Boardwalk, the city needs to be prepared for owners of other lots along the boardwalk to place immense pressure to grant them the same allowances. They will likely request permission to build higher, even if they don’t meet the carefully crafted conditions council establishes for 600 Boardwalk. They will argue: “It’s unfair to give zoning relief to just one owner! How can I compete?” By putting appropriate safeguards in place and clearly articulating a legislative purpose, the city and council will be better positioned to push back against those requests and protect the remainder of the boardwalk.
The 600 Boardwalk saga has been difficult. We ended up with the wrong owner — someone with a very different vision for Ocean City. In the process, we lost a beloved amusement park. And we are losing our beacon.
Thankfully, council now appears to have taken control and is driving this toward an acceptable solution. Let’s move forward to make what rises at 600 Boardwalk a positive contributor to our family-friendly boardwalk, while also ensuring that the rest of the Boardwalk is protected and continues to be the magical place it’s been for over 100 years.
Howie Atkinson
President
Beachwatch Condominium Association
