Angry Ocean Club Residents Uncover & Delay Beach Redevelopment Plans

Ocean Club Atlantic City CRDA Landgraf
Ocean Club Beach. Potential Target for Development.

Ocean Club residents and surrounding neighborhoods wonder why this public beach was almost given away to a local developer who may build a beach bar on that spot. All without public input? So much for family-friendly Atlantic City. So much for government transparency.

More details are emerging about the attempted ram-through of a substantial, redevelopment plan on the beach between MONTPELIER and MORRIS Aves.

Most in the area were not aware of this project, especially those within 200 ft of the proposed plan.

The popular King Arthur Radio Show talked about the OCEAN CLUB issue during the “Frank Talk” segment. Listen below >

King Arthur Radio. Saturdays: 6a-Noon on WIBG 1020AM & 101.3FM

Too funny. Some members of the City Council of Atlantic City say the following resolution & plan doesn’t exist? Even the AC Planning Department said this is much ado about nothing. For sure, the AC Planning Board and the CRDA were very well aware of these plans.

Watch Atlantic City Council meeting video from DEC 13.

With sizable dunes and the planned project, how much of the remaining beach will be available for family enjoyment? On the attached plan, note the possible loss of some beach access points. Direct access to a public restroom (one of few) and showers might also be disturbed. Visiting families rely on those facilities.

Barbara Hartka says: When The Bunglow Beach Bar opened at California Ave., the neighborhood had to endure the LOUD noise (they call it music), that started early in the day and went well into the night. Additionally, the beach was ruined, because of the noise, since it was too loud to sit there. You could hear it all the way down to Atlantic Ave. It was just awful. The residents of that area are right to be alarmed! Get together, and stop this now. Good luck.


On November 15, 2017, the City Council adopted a resolution authorizing the Planning Board to review the Redevelopment Plan referenced above, to determine if it is consistent with the goals and objectives of the Master Plan.

Atlantic City Planning Board members: Mayor Don Guardian, Henry White, Kaleem Shabazz, Steve Young, Dennis Konzelman, Mohammad Rasheed, Judah Dorrington, Herbert Ushewokunze and Mea Solomon.

The Redevelopment Area is known as Block 1, Lots 43, 44, 45, 46, & 47 in the Beach Zone of the Tourism District The area is bounded to the east by Morris Avenue; to the west by Montpelier Avenue; to the north by the Boardwalk; and to the south by the Atlantic Ocean. The study area consists of approximately 426,235 square feet or 9.78 acres encompassing the upland area above the waterline of the lots. The property is owned by the City of Atlantic City.

The goals of the Redevelopment Plan are:
• To provide entertainment and recreational uses which would not likely occur without the participation of public bodies.
• To foster entertainment and recreational uses and make available such assistance as may be necessary to aid development.

In accordance with N.J.S.A. 40A:1212A-7d, the Planning Board must examine the Redevelopment Plan for any inconsistencies with the goals and objectives of the Master Plan. In Atlantic City, there are two Master Plans to consider. The CRDA Tourism District Master Plan, dated April 2017 and the Atlantic City Master Plan Re-Examination Report, dated April 2016.

The Redevelopment Plan complies with the following plan objectives:

CRDA Tourism District Master Plan:

• To provide further and promote tourism industries in New Jersey and especially Atlantic County by providing financial assistance for planning, acquisition, construction, improvement, maintenance, and operation of facilities for the recreation and entertainment of the public.
• To capitalize on the Tourism District’s unique natural resources.
• Encourage innovative land uses and public-private partnerships to stimulate new markets and strengthen and diversify the Tourism District’s economic base.

Atlantic City Master Plan Re-Examination:

• Incorporate the Redevelopment Plans into zoning by creating “new districts”.
• Support existing businesses by facilitating development approvals; advertising new business opportunities locally first; and City use of local vendors whenever possible.
• Provide a business friendly environment that encourages opportunities for existing businesses and local contractor’s to succeed by providing a supportive environment for those wishing to grow and expand.


The Redevelopment Area is owned by the City of Atlantic City, exceeds five acres and is subject to the actions of nature. The current economic climate has investors hesitant to undertake development projects without the utilization of public/private partnerships and the various incentives employed by the City under its redevelopment powers. The proposed Redevelopment Plan is designed to stimulate private investments and provide employment opportunities. It will serve to promote the City’s main industry of tourist oriented uses at such intensity as is justified by the City’s limited lands resources. Accordingly, the proposed Redevelopment Plan is fully consistent with the City and CRDA Master Plans.

Resolution of the City of Atlantic City
Acting Director of P&D: Benjamin Kaufman
Prepared by City Solicitor’s Office

Council Members SHABAZZ. RANDOLPH & KURTZ present the following Resolution:


WHEREAS, pursuant to Resolution No. 889 of 1994 and N.J.S.A. 40A:12A-1 et seq., Council declared the entirety of the City of Atlantic City as an Area in Need of Rehabilitation; and

WHEREAS, in accordance with N.J.S.A. 40A:12-A-7, within an Area in Need of Rehabilitation, the City Council, as the Redevelopment Entity, can authorize and encourage a Redevelopment Project by adopting a Redevelopment Plan and Agreement for that area; and

WHEREAS, as conditioned by N.J.S.A. 40A:12A-15, a Redevelopment Plan within an Area in Need of Rehabilitation cannot authorize the use of eminent domain for property acquisition; and

WHEREAS, Council has determined that opportunities exist on the beach and boardwalk to encourage redevelopment projects that will provide an amenity to visitors to Atlantic City and to foster new visitation to Atlantic City; and

WHEREAS, portions of the beach and boardwalk, if property developed, can significantly improve Atlantic City as a tourist destination; and

WHEREAS, Council, as an initial effort to encourage development on the beach and boardwalk, finds that the beach and boardwalk in the area located between Montpelier Avenue and Morris Avenue (“Redevelopment Area”) is an ideal area to foster redevelopment; and

WHEREAS, in accordance with N.J.S.A. 40A:12A-7, this Council may direct the Planning Board to review a Redevelopment Plan for a Rehabilitation Area to encourage its development and productive use and to report its findings to Council.

NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Atlantic City, County of Atlantic, and State of New Jersey:

1. That the City Council does hereby authorize the Planning Board to review the proposed Redevelopment Plan for the beach and boardwalk in the area located between Montpelier Avenue and Morris Avenue and to report its findings to the City Council within forty-five (45) days hereof.

2. This Resolution shall take effect immediately.


  1. Greed, power, lack of proper planning and supervision, lack of research into the plan, lack of communication with individuals involved…those are the things involving this project. AC gov’t. should be ashamed of itself.

  2. What a great idea for Atlantic City! A bar restaurant directly on the sand. If you’ve never been to one before, Florida has lots, it’s a unique experience.

  3. This is an ongoing scandal that could bring AC to its already bruised knees. I asked for the docs. from AC on beach bars and who leased them to whom years ago and GOT a blank stare from the City clerk. Its not just one its all of them shady deals done in smokey back rooms with NO local input!

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