Wonderland Commons: Ocean City 2050 Offers Vision for Wonderland Site

As the future of the iconic Wonderland Pier unfolds, the citizen organization Ocean City 2050 presented its alternative vision, emphasizing community values, economic viability, and broad stakeholder consensus.

During a recent presentation by the group, Jim Kelly, a founding member of Ocean City 2050, articulated the group’s mission: to advocate for principles of good governance and preserve Ocean City’s family-friendly values, traditions, and unique culture, particularly as they relate to the boardwalk. “A majority of Ocean City stakeholders believe it would be a mistake, culturally and economically, to lose a large portion of the boardwalk and allow high-rises to be built there,” Kelly stated, setting the stage for their proposed solution.

“Our alternative offers an attractive option to consider,” Kelly affirmed. He lauded the diverse team that contributed their expertise in business, finance, design, development, and legal matters, all driven by what is best for Ocean City – its residents, property owners, businesses, and visitors. The group emphasized transparency and public participation as core tenets of their process, seeking input from all perspectives.

Ocean City 2050 has dedicated the past six months to developing an alternative that they believe meets the city’s needs, is economically sound, and can garner widespread support. Their plan hinges on the understanding that while the current landowner, Eustace Mita, owns the 3-acre Wonderland property, he does not possess the necessary zoning for the project. Any high-rise development would require a major relief from existing zoning ordinances, making it a public process.

Bill Merritt, another key member of Ocean City 2050, delved into the extensive data gathering that informed their proposal. This included community meetings, insights from council meetings, social media monitoring, direct engagement with boardwalk visitors, and local universities. A significant finding was the community’s desire for diverse entertainment options, while maintaining the boardwalk’s traditional charm and respecting the existing neighborhood. The concern about building height was also a recurring theme.

The result of this collaborative effort is a “multi-use” concept for the Wonderland site, envisioned as Wonderland Commons (click for video). While the group stressed they are not being prescriptive, they offered a conceptual design that incorporates various independently operated elements. Merritt described a vision that includes a digital entertainment center for adults and children, featuring virtual reality games, a public playground, a bandshell, amusement rides, shops, and a boutique hotel. This “venue has something for everyone, from young children to adults, inside the footprint of the old Wonderland Pier,” he explained, promoting imagination, charm, community, and creativity.

Dan Gilman, an investment banker with extensive experience in real estate and public-private partnerships, addressed the economic viability of Ocean City 2050’s proposal. Gilman highlighted the typical process for large-scale developments, which always involves significant community engagement and negotiation between the municipality and the developer. He underscored that while Wonderland is currently zoned for amusement rides and retail, any vertical development requires city approval and, crucially, concessions for the city.

“It would be uncommon, frankly, for a municipality to negotiate with [a developer] and not try and get concessions,” Gilman stated. He outlined a scenario where the city could find a master developer for the site, leading to a master development agreement that incorporates community input and ensures benefits for Ocean City in exchange for zoning changes. The Wonder Land Commons model would comprise four distinct components (an amusement park, hotel, playground, and boardwalk village), each with its own developer, all operating under a master agreement. This cooperative approach, Gilman believes, would accelerate the project, avoid litigation, and ultimately benefit the city with new investment and increased tourism.

They also clarified that their proposal is primarily a private enterprise, although some public-private components could exist for areas such as the playground. Regarding the cost, they suggested a potential investment of “hundreds of millions of dollars” and optimistically noted that “something like two-thirds of the money [is] circled up just informally” from interested investors.

Gilman also presented market data suggesting that Ocean City’s occupancy is slightly down compared to last year and, more notably, compared to neighboring towns like Sea Isle and Wildwood, which are seeing increases. He emphasized the need for new investment to drive tourism and boost property values.

Ocean City 2050 firmly pushed back against the notion that the high-rise hotel is a “done deal” or that it’s “the hotel or nothing.” They argued that their cooperative redevelopment model, which brings in fresh capital and offers significant public space and amenities in return for some hotel space, could serve as a valuable “blueprint” for revitalizing other parts of the boardwalk.

Ocean City 2050 is hopeful for a constructive dialogue with Mr. Mita and remains committed to fostering community discussion. Their “Wonderland Commons” proposal represents a significant effort to offer a balanced, community-centric vision for a pivotal property, aiming to ensure Ocean City’s boardwalk continues to honor its traditions, respect its values, and support its unique culture for generations to come.