The most pressing topic was the proposed workforce housing ordinance, aimed at fostering long-term residential options in the Washington Street Mall area. The ordinance targets properties above commercial spaces, stipulating a minimum rental period of 90 days to encourage stable housing environments. However, concerns were raised over the potential conversion of these units into short-term rentals like Airbnbs, given the lucrative nature of such arrangements compared to workforce housing.

A notable concern was the relationship between workforce housing and parking requirements. The board discussed whether designated parking spaces should be mandatory, considering that workforce residents might not own vehicles. There was a suggestion for a new analysis of parking needs to address this issue. The ordinance’s intention to stabilize the community and attract residents willing to contribute to Cape May’s vibrancy was emphasized, but there were fears that removing parking requirements could lead to increased traffic and congestion in the already busy mall area.

Debate ensued over the ordinance’s language concerning short-term rentals. Some members questioned the need for explicit prohibitions against them, arguing that the 90-day rental minimum should suffice. Others contended that allowing short-term rentals would undermine the workforce housing initiative’s benefits. The board also discussed grandfathering existing short-term rental operations.

The board examined the necessity of clear communication with property owners about the ordinance’s implications. Suggestions included sending courtesy notices to inform owners of potential benefits and options. The ordinance’s origin was traced to master plan re-examinations, underscoring its grounding in broader city planning rather than individual applications.

Another vital topic was the zoning issues within the R4 district, particularly concerning the quad units. The board discussed difficulties arising from unclear regulations about common walkways and the placement of structures. There was confusion over property owners’ rights to build in these areas, exacerbated by a lack of recorded easements.

Suggestions for simplifying zoning rules were proposed, such as explicitly stating permissible structures and exceptions. The board recognized the need for clarity to prevent non-compliance and misunderstandings. Historical issues with the quad units, including disputes over parking and access, were acknowledged, with past lawsuits failing to resolve the underlying problems.

The meeting also addressed variance requests and site plan approvals for local developments. A application involved the Ocean Club Hotel CM LLC, which sought approval for a canopy over an existing deck terrace at the Sea Salt Restaurant. The board deliberated on variances related to lot coverage and building setbacks. Concerns over runoff and impacts on existing landscaping were raised, but assurances were given that these would be managed effectively.

The board reviewed environmental and shade tree commissions’ recommendations, attaching standard conditions to approvals. The historical context of the property, including past parking space modifications, was discussed, highlighting improvements made over time.