Single-family Homes OK’d In OC Business District

OCEAN CITY – Despite concerns raised by neighbors during the public hearing, City Council, July 26, unanimously approved an ordinance that will allow single-family houses in one of Ocean City’s commercial zones.
Neighbors raised issues related to parking, drainage and the need for businesses in town.
As amended, the ordinance clears the way for single-family houses in the drive-in business zone, with some restrictions. The homes will be required to meet the restrictions of the nearby R-130 residential zone and will not be allowed on Ninth Street or West Avenue.
The move is part of a settlement agreement that will resolve a lawsuit filed by Palmer Center LLC. That company is owned by John Flood, a former city councilman who unsuccessfully challenged Jay Gillian for the mayor’s seat this year.
Flood owns several pieces of land within the business zone, including some that have been developed and one at 16th and Haven, on which Flood had applied to build a 10-unit housing project under the city’s brief “coastal cottages” ordinance, by which the city allowed small single-family homes at a higher density in hopes of encouraging the construction of affordable houses.
One “coastal cottage” project was already underway, and Flood was seeking approvals for his project when the city repealed the ordinance in 2016.
Flood brought the city to court over the zoning change.
The approved zoning change was part of a settlement agreement with Flood’s company. As approved, the lots for each home must be at least 115 feet wide.
The drive-in business zone includes several blocks running from Sixth Street to 14th Street, as well as a section from 16th to 17th Street, where the Flood property falls.
While the zoning amendment approved affects almost the entire drive-in business zone, most of the discussion from residents focused on Flood’s property next to the city’s Emil Palmer athletic field, which is named for Flood’s grandfather.
Questions were also raised about the former site of a car dealership across the street. The dealership closed over the winter, and there has been extensive speculation about plans for the property, which spans a city block near the Ocean City Community Center.
Much of that land is owned by cousins of John Flood. City officials have confirmed that discussions are underway to make that land the site of a new Ocean City Public Safety Building.
For years, the city has sought a new site for the police, municipal courts, and other offices now housed in a century-old school on Central Avenue.
At a recent meeting, the city approved a $22,250 contract with an architect to develop conceptual designs for the Haven Avenue site.
City attorney Dorothy McCrosson said the city is in the midst of its due diligence on the property.
“The city has that site under contract now,” she said. “It’s not necessarily going to result in an acquisition, but we’re working hard with the property owners.”
Linda Dobie, who lives near 16th Street, said if council members could see the moats that form around properties in the neighborhood, they’d know “that this area cannot support more housing… It needs drainage.”
She would like to see the Civic Center expand instead.
Several speakers said there is not enough parking around the center, which includes the Aquatic and Fitness Center, the Ocean City Library, the museum, and art center and more.
Amy Pash did not want to see more houses.
She said the city might lose businesses, which she said would be bad for the city.
“We have businesses in town which are ready to be expanded. And if they don’t have a place to expand, I don’t know what they do at that point. I’d hate to see them go off the island,” she said. “If we love Ocean City and want to have businesses here, we can’t just have it all residential.”
She said she understands that the city needs to settle the lawsuit but described the zoning change as overreach.
Other neighbors asked about the impact on parking and suggested residential development could worsen flooding.
Neighbor Joyce McNeely said the athletic field would be walled in, citing the impact of other projects on her views.
“Think about what you have before you jump in and want more, more, more. Things are very nice right now. That’s because somebody cared to think it all through.”
Several members of City Council expressed sympathy with the neighbors but said they would support the ordinance.
Councilman Keith Hartzell said he knocked on many doors in the neighborhood. He said everybody would like a recreation facility in their neighborhood, but that might not be feasible.
The other issue he said neighbors cited was the amount of homes on a lot. The ordinance change will not clear the way for duplexes or coastal cottages in the zone, he said.
“When I said to most people I can get one home on one lot, most people said if it came to three choices, I’ll pick that one,” he said. “I think if you compare all the other options, this is the best option that we have.”
He and others said the lawns around single-family homes instead of paved areas will mean less flooding, allowing water to drain into the permeable surface.
Councilman Anthony Wilson, in whose ward the zone falls, promised to work with neighbors on their concerns.
“I kind of feel like we’ve been painted into a bit of a corner, where this is the best compromise at this time that we can make,” he said. “If there’s drainage improvements that need to be made, I’ll fight for them for you. If there’s things that we need to be doing for the surrounding community, you can rest assured I’ll fight for you to do that.”
Wilson had abstained from the vote when the ordinance was introduced in June. He has property within the drive-in business zone.
At the time, McCrosson said that was not necessary. Wilson voted in favor at the July 26 meeting.
To contact Bill Barlow, email bbarlow@cmcherald.com.