High Stakes at the Music Pier: Ocean City Planning Board to Review Wonderland Site

The future of one of Ocean City’s most iconic boardwalk blocks will take center stage on Wednesday, January 7, 2026. In a rare move underscoring the issue’s gravity, the Ocean City Planning Board has moved its meeting to the Music Pier to accommodate an expected overflow crowd of residents, business owners, and activists.

The meeting marks a pivotal moment for the site of the former Gillian’s Wonderland Pier, which closed in late 2024 after 94 years of operation.

Meeting Essentials

• Date: Wednesday, January 7, 2026
• Time: 6:00 PM
• Location: The Music Pier, 825 Boardwalk, Ocean City, NJ
• Public Access: Documents and preliminary reports are available for review at the Planning Office (115 12th Street) or online at ocnj.us/meetings.

The Agenda: Beyond Reorganization

While the meeting begins with standard 2026 Reorganization tasks, such as appointing board officers and setting the annual schedule, the bulk of the evening will focus on two major development items:

1. 10th Street Partners LLC (1001 & 1020 Ocean Ave): A continued hearing regarding a major renovation of an existing motel, requiring preliminary and final site plan approvals.
2. 600 Boardwalk (Wonderland Pier): The formal review of City Council’s referral to determine whether this property qualifies as an “Area in Need of Rehabilitation.”

The Deep Dive: 600 Boardwalk

The Board is tasked with a specific legal question: Does the property at 600 Boardwalk meet the criteria under New Jersey State Law (N.J.S.A. 40A:12A-14)?

The 6 Criteria for Rehabilitation

1. Deteriorated Structures: A significant portion of the structures on the property are in a deteriorated or substandard condition.
2. Aging Housing Stock: More than half of the housing units in the area are at least 50 years old (less applicable to this commercial site).
3. Underutilization: There is a persistent pattern of vacancy, abandonment, or underutilization of the property.
4. Tax Arrears: There is a persistent arrearage (overdue status) of property tax payments.
5. Environmental Contamination: Environmental issues are discouraging private investment or improvements.
6. Aging Infrastructure: The water and sewer infrastructure serving the area is at least 50 years old and requires substantial repair or maintenance.

A preliminary report by Board Planner Randall Scheule indicates that “substantial credible evidence” supports this designation. To reach a “yes” vote, the Board must find that the site meets at least one of several state-mandated criteria.

The Key Criteria for 600 Boardwalk:

• Deteriorated Structures: Reports indicate that the elevated concrete structure—which accounts for half the site—is in “poor to extremely poor” condition.
• Underutilization: Since its closure in October 2024, the site has remained vacant, which proponents argue creates a “blight” that negatively impacts neighboring Boardwalk businesses.
• Aging Infrastructure: The Board will also consider if the water and sewer systems serving the block (many of which are over 50 years old) require substantial repair.

Important Note: The Board has explicitly stated that “Proposed plans, zoning, and use will not be discussed” during this meeting. This session is strictly a fact-finding mission regarding the condition of the land, not a vote on Eustace Mita’s proposed 252-room luxury hotel.

Public Participation and Testimony

Public interest is at an all-time high following a narrow 4–3 City Council vote in December to move this process forward.

The Planning Board has issued a formal notice regarding the scope of public testimony for this specific meeting:

• The “What” vs. The “If”: Public comments must focus solely on whether the property at 600 Boardwalk meets the legal criteria for “rehabilitation” (e.g., deterioration, vacancy, or aging infrastructure).
• Prohibited Topics: The Board will not take testimony or answer questions regarding the specifics of Eustace Mita’s proposed hotel project (the “ICONA Ocean City”). Comments regarding building height, number of rooms, or specific architectural designs will be ruled “out of order” because those plans are not yet officially before the Board.
• Public Comment Rules: Speakers are typically limited to 3 or 5 minutes. Because this is a quasi-judicial hearing, testimony must focus on the legal criteria for rehabilitation rather than personal opinions about the proposed hotel project.
• Written Submissions: If you cannot attend or wish to submit formal comments for the record, contact the Planning Board Secretary, Jaime Felker, by email at [email protected].

If the Planning Board finds the property in need of rehabilitation, it will send a recommendation to the City Council. Only then could the city begin drafting a formal “Redevelopment Plan” that might eventually change the zoning from its current “Amusement” status to allow for a hotel.