Redevelopment Debate Ignites Following Police Recognition and Key Infrastructure Updates

The Ocean City City Council meeting on Thursday, November 20, 2025, was marked by dual themes: recognizing excellence within the municipal services and a dramatic, high-stakes debate over the future of the former Wonderland Pier property on the Boardwalk. Beyond the formal business, the meeting covered a variety of crucial infrastructure projects and saw emotional citizen commentary on issues ranging from police enforcement to public safety on the water.

OCPD Honored for Elite Status and Community Trust

The meeting began with a moment of silence and a proclamation for Epilepsy Month, quickly moving to a major recognition for the Ocean City Police Department (OCPD). A representative from the New Jersey State Association of Chiefs of Police praised the department for achieving its sixth reaccreditation cycle, placing it in an elite group of less than 1.25% of law enforcement agencies in New Jersey. This status signifies a long-term commitment to state and national best practices in policing since 2006. Chief William Campbell humbly accepted the honor, crediting his predecessors and the dedication of the men and women on the force who are the “boots on the ground”.

Chief Campbell also provided an update on a recent and successful Hispanic outreach event, noting its crucial role in building community trust. He emphasized that the goal was to reassure the Spanish-speaking population that Ocean City is a safe haven where they can live without fear, highlighting the instrumental work of bilingual officers like Thomas Menddees Okampo.

Municipal Progress and Holiday Plans

Mayor Jay Gillian provided a comprehensive report on the city’s ongoing projects and upcoming seasonal events, underscoring continued investment in infrastructure and services:

• Transportation & Parking: The city approved moving forward with a contract for the continuation of the successful summer jitney service and is finalizing parking statistics after creating over 60 new spots downtown in recent years. Efforts are also underway to improve the reliability of trash and recycling pickup with the formation of a new response team to monitor routes and address missed service.

• Infrastructure: Key dredging work will continue this winter, focusing on the Bayside, South Harbor, and Venetian and Carnival Bayous. Construction is moving ahead on a new hangar at the municipal airport, with 95% of the cost covered by a grant, and the former 16th Street car dealership site is being cleared and converted for expanded library parking and landscaped open space.

• Community & Holiday Events: Looking ahead, beach tags for the next summer season will go on sale starting Saturday. The annual Community Thanksgiving service is scheduled for Tuesday, and the city’s Christmas celebration, “Miracle on Asbury Avenue,” will feature a new highlight this year: a holiday drone light show visible from Asbury Avenue.

In legislative action, Council introduced Ordinance 25-14 to amend zoning laws to permit curb cuts for driveway access in front or side yards for older buildings with alley access that currently lack parking. Separately, Councilman Keith presented detailed research on Ward Two parking and zoning, advocating for a potential change in requirements to mandate one parking spot per bedroom for new single-family homes to alleviate neighborhood congestion.

600 Boardwalk

The emotional center of the meeting was the contentious debate over the future of the property at 600 Boardwalk. Ordinance 25-15, adopting a redevelopment plan and amending the zoning for this property, was introduced and referred to the Planning Board.

Under new business, Councilman Jody Levchuk delivered a significant and unexpected announcement, declaring his intention to call for a revote on designating the 600 Boardwalk property as an area in need of redevelopment, reversing his “No” vote from an August 21st meeting.

Levchuk’s rationale was based on what he now perceives as a “dead end” in the current strategy. He argued that a year of waiting has resulted in economic hardship for surrounding Boardwalk businesses, and that no amusement operators have expressed serious interest in taking over the site. Critically, he warned that stalling allows the current owner to leave a 300-by-300-foot empty lot or pursue undesirable, dense development like “box houses”. He stressed that designating the area for redevelopment would not approve a specific project, but would give the City Council “the ability to start talking about what the best thing for us in the city would be” and allow the city to negotiate the property’s future use.

Councilmen Pete Madden and Tony Pulcini voiced immediate support for the pivot, acknowledging that new facts had changed their perspectives and emphasizing that the city would maintain control over the final plan.

However, the decision drew fire from citizens and members of the recently formed boardwalk subcommittee. One resident argued that a revote was “premature” and would not resolve current business concerns, as an operational hotel would still take 3 years or more to come into existence. Another urged the council to allow the subcommittee to complete its two-pronged short-term and long-term plan. The Downtown Merchant Association President, Caitlyn Quirk, countered, expressing unified support for a hotel and thanking Levchuk for having the “mark of gaining wisdom” by changing his mind.

Finally, residents from the Nor Easter and Sunset Harbor condo associations expressed serious concern about dangerous boat wakes near the bridge, stating they cause property damage and have led to injuries, and urged the council to allocate more resources for marine police enforcement in the no-wake zone.

The meeting concluded with the ordinances set for a second reading on December 18th and the promise that the boardwalk redevelopment issue would return to the agenda at the next meeting for a potential revote.

You can watch the full meeting here: Ocean City NJ Council 11 20 2025