Ocean City's Planning Board invited the public on Wednesday night to share their thoughts on the future of the island -- and about 20 people answered the call.

The board is in the process of updating its Master Plan, a document that guides zoning and land-use decisions for the city.

A series of public feedback sessions are among the first steps in the process, and Wednesday's meeting at the Ocean City Free Public Library was the first of those sessions.

Several speakers were residential neighbors of a vacant commercial property at the corner of 13th Street and Haven Avenue: the former Seashore Supply Co.

"The character of the street has changed over time," said Dan Young, a representative of the commercial property. "Commercial operations there are extremely difficult, if not impossible."

The block is zoned for drive-in businesses, yet Haven Avenue is now designated as bicycle corridor that tries to minimize traffic with a 15 mph speed zone, four-way stop signs and other impediments to drivers. The block is entirely residential with the exception of the Seashore Supply property.

While the neighbors made solid arguments for allowing residential development on the property, other speakers asked the Planning Board to consider measures to stem the "extinction of business" in Ocean City.

As property values soared in the 1990s and early 2000s, Ocean City saw a substantial decrease in small neighborhood businesses. Lots became more valuable than the businesses that operated atop them.

The competing interests of businesses and residences are among the issues the Planning Board will have to address in the Master Plan process.

At the same time, planners and architects spoke of the need to simplify Ocean City's planning and zoning regulations -- which started in 1938 with five zones explained in a 10-page document and have grown to include 58 zones, including 45 separate designations for residential zones.

Mark Asher, and architect who does work in several towns on the southern New Jersey shore, called Ocean City "10 percent of my work and 100 percent of my aggravation."

Ed Howell, another architect with 32 years of experience in Ocean City, echoed Asher and said, "Try to make it simpler."

Ocean City Business Administrator said the city's administration is committed to reducing "the complexity of doing business here."

The Planning Board completed its last re-examination of the Master Plan in 2006. The process will continue with more public meetings soliciting public feedback. While none is currently scheduled, look for information on new sessions on this website.