Page 5 - planning-committee-packet

Chairman Stoehr asked for clarity concerning sidewalk infrastructure. Mr. Reister responded by
confirming that sidewalks along Old Ocean City Boulevard were included in Phase 1. He stated that this
aligned with Berlin’s broader vision for continuous pedestrian connectivity. Additionally, Mr. Reister
noted that a patio area was included in the overall site design, though he acknowledged it would likely not
be completed during Phase 1. He addressed infrastructure challenges, citing issues with lighting and
utility coordination due to Delmarva Power’s ownership of existing overhead lines. Despite the
complications, he assured the Commission that the site’s entrance was designed to meet both State
Highway and railroad access requirements.

Mr. Widdowson sought clarification on whether the entranceway on Ocean City Boulevard would be
included in Phase One and noted that any paving completed as part of the project would be located in
front of Mr. Reister’s building. Mr. Reister confirmed that this was correct.

During public comment, Mr. Harrison voiced strong support for the project. He shared that he had
purchased the land two and a half years earlier with plans to build his own shop on the rear parcel, the
same area now designated for Burley’s Phase 1 development. The primary difference between his original
vision and Mr. Reister’s current plan, he said, was the addition of employee housing, which he had not
included.

Mr. Harrison described the financial challenges of developing the full property at once, noting that he had
explored multiple models, including front-first development, rezoning, and seeking outside investment,
but found them unfeasible. He concluded that phasing the project was the most viable and sustainable
path forward. He reassured the Commission that he remained actively involved and was committed to
helping ensure the project stayed aligned with its original community-oriented vision, avoiding
subdivision or unexpected resale.

Chairman Stoehr emphasized the importance of clearly delineating Phases 1 and 2, drawing lessons from
past projects like the Wawa and Fairfield Inn development. He stressed that infrastructure planning,
particularly for stormwater systems, utilities, and site-wide elements, should reflect the full buildout,
even if implementation is phased. This, he said, would prevent future inefficiencies or costly retrofits. Mr.
Reister agreed, stating that the project had been designed with this comprehensive approach in mind. He
mentioned that while Delmarva Power currently serves the area, the team was exploring a potential
transition to Town of Berlin Electric. If approved, he said, conduit installation and other infrastructure
would be completed during Phase 1 to avoid delays or rework later. He also noted that two sewer
connections already existed on-site, offering additional flexibility and confirming coordination with town
staff.

Following the discussion, the Commission expressed its support for the conceptual site plan as
presented, allowing Mr. Reister to proceed with the project's design and development.

The meeting then transitioned to Comments from the Commission. Mr. Pfeffer expressed concern over
the lack of progress from the West Street parking lot subcommittee. Although members had previously
agreed to serve, he noted that no formal meetings had been held, creating confusion, particularly in light
of recent parking changes along West Street. He emphasized that the original intent had been to shift
parking restrictions toward Broad Street, not to impose new limitations on West Street itself. Mr. Pfeffer
cautioned that these unexpected changes to traffic flow and access points were causing increasing
frustration among both residents and local business owners.

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