Berlin Gateway In Midst Of New Building Boom

BERLIN - Route 346 in Berlin, long a catch-all corridor for an array of uses, has seen a trickle of redevelopment turn into a flood in the last few years, triggering a virtual renaissance of the road also known as Old Ocean City Blvd.

At least eight projects are in the planning stages or under construction on the 1.3-mile stretch of busy road from Main Street east to Route 50. Projects slated for the street include a print shop, medical offices, a Mexican restaurant, retail space, offices and homes.

Currently, industrial sites are cheek by jowl with residences, professional offices with small businesses. The Route 346 corridor is home to Worcester County's only hospital, Atlantic General, two veterinary clinics, a dog food factory a barbershop, two banks, gas stations, shopping centers and more.

The road is a desirable spot, developers say, in close proximity to schools, major roads, the hospital and the resort.

'It's a great location for some growth,' said developer Bill Herbst, who is in the midst of work on a project mixing retail and office space with an additional location for his La Hacienda Mexican restaurant.

Developer Troy Purnell, who has a number of different projects in the works along the corridor, has pitched a large, mixed-project to replace the former Tyson chicken plant.

'I think it's zoned properly. It is a business corridor. I think it's a place to be right now,' said Purnell.

Berlin Planning Commission Chair Pete Cosby called the gateway to town a 'natural place' for new development.

'It's a major access point to Berlin,' Cosby said.

Louise Gulyas, owner and developer of the under construction Ace Printing location and business park, said she bought the land because of the neighborhood. The availability of utilities attracted her as well, she said.

New development such as her project will improve the neighborhood, said Gulyas.

Herbst said Route 346 is prime for commercial development.

'I think it's a great location. Berlin's a great area, and is in need of some other businesses that area serves people from Pittsville all the way to Snow Hill, West Ocean City and Ocean Pines,' Herbst said.

Herbst said he did an extensive marketing study of the West Ocean City to Berlin corridor in determining the right site for his additional La Hacienda location. In the end, he chose the corner of Routes 818 and 346 for the public utilities attached to the land. 'We've got water and sewer which we absolutely have to have,' Herbst said.

Dr. Jerry Canakis, who once planned to build a medical office facility on the roadway, said the corridor is ideal because it's close to the hospital. Rather than develop his property, Canakis has put the site up for sale or lease.

'Number one is the proximity to the hospital. Another reason is the accessibility. It's not on a highway,' said Canakis. 'It's getting to be a nice area for business, a business district if you will.'

Of the eight projects in the pipeline, all are commercial or mixed use. Only two have a residential component.

'Commercial is strong,' said Purnell. 'I think it's a trend across the country to do a combination, to do mixed use.'

While industrial uses continue to inhabit Route 346, many see the tone of the street changing to a more user-friendly mix of smaller businesses and offices alongside homes.

The near complete medical building at the corner of Route 346 and Healthway Dr. will be joined in the future by a pain management office and the Purnell professional offices, anticipated to attract medical professionals.

'The hospital's growing,' said Canakis.

There is little vacant land on the street, which means that much of the new construction will occupy sites already in use, and should not require additional town services.

Developers say that the changes will enhance the neighborhood and make better use of the site.

'The highest and best use of that Nelson Avenue property is not a parking lot,' said Purnell, who plans to build town houses and offices on the site.

Redevelopment on Route 346 is not a new trend, with a few properties here and there redeveloped from residential to businesses in the last several years. Recent years have also seen the expansion of the Barrett auto dealership and the conversion of local homes into businesses.

Berlin planners would like to take advantage of what they predict will be continued change on the street by imposing some aesthetic considerations on the new construction. The Berlin Planning Commission would like to require sidewalks, bike trails, rear parking, large street trees and establish architectural guidelines.

'It's a great idea. Your responsible developer wants that,' said Purnell.

The recently completed Bank of Ocean City branch, in a new building of traditional Berlin design, is a shining example of what the town would like to see on the road.

Gulyas is anticipating the day when sidewalks come to the corridor.

'I really think it'll make a nice walking community, which is what we're looking to do,' she said.

Cosby said it will not be easy to get that look without a corridor plan, and with several projects underway, the lack of an official plan could be problematic.