Berlin Revitalization Project Gains Momentum with Site Plan Approval
Berlin, July 17, 2026 – A significant stride has been made in the revitalization of Berlin, Maryland, as the town’s Planning Commission granted site plan approval for the first phase of a project to transform the former Tyson’s poultry building on Old Ocean City Boulevard into a vibrant commercial center. The approval, issued last Wednesday, paves the way for developer Palmer Gillis of Coastal Ventures Properties (CVP) to proceed with the initial stage of the ambitious redevelopment.
The project focuses on parcel 57, an 8.64-acre property that was once part of the larger Heron Park parcel. The approved first phase encompasses the construction of two out of three planned buildings, which will eventually be complemented by a landscaped community garden. The rear facility is slated to house medical offices, with Chesapeake Health identified as a likely tenant upon completion. The front establishment is envisioned as a retail or restaurant space, aiming to create a more dynamic and publicly accessible environment.
Phase One: Medical Offices and Retail/Restaurant Space
Palmer Gillis, accompanied by his development team, presented the final plans for the project’s initial stage to the Berlin Planning Commission. Gillis expressed optimism about securing Chesapeake Health as a tenant for the medical office building. Regarding the front building, Gillis stated, “The front building, we want to make it a lot more lively with retail or restaurants. Something that the public interfaces with better.”
The plans for the garden center and the third building will be designed and reviewed at a later date, as Gillis confirmed to the commissioners, “For building three, we will be coming back to you, and the garden center. We are only submitting [plans] for phase one, which is buildings one and two.”
Architectural renderings reveal that buildings one and two will feature new red brick veneer, a textured concrete block base, expansive storefront-style glass windows, and black metal awnings. Decorative parapet walls will cleverly conceal the flat roof and rooftop equipment, with a protective parapet cap providing a refined finish along the roofline. Developers emphasized that the choice of red brick aligns with the historic aesthetic of downtown Berlin. The brickwork will also incorporate subtle “ins and outs” or offsets to introduce texture, depth, and sun shading, enhancing the visual appeal of the structures.
Building two, designated for medical offices, is projected to be approximately 22,200 square feet. Building one, intended for retail, will span around 18,777 square feet.
Unanimous Approval with Contingencies
The Planning Commission’s approval of CVP’s final site plans for the first stage of parcel 57’s redevelopment was unanimous. However, it was contingent upon the applicant completing necessary processes with Worcester County Soil Conservation and other external agencies, as well as addressing routine planning comments from Berlin staff. Gillis indicated that discussions with the Worcester County Soil Conservation are nearing conclusion, and a stormwater management design has already been submitted to the town’s engineering consultant.
A History of Negotiations and Disputes
The redevelopment project’s origins trace back to 2022 when CVP initially sought to acquire parcel 57, along with Heron Park’s parcels 191 and 410, with the vision of creating a mixed-use commercial complex. These early negotiations stalled in 2023, as the town council opted for more time to consider the optimal utilization of the land.
In the spring of 2025, CVP re-entered an agreement with Berlin to purchase parcel 57 for $1.2 million. However, the project’s progression has since been marked by periods of uncertainty and disputes.
On April 8, Gillis and his wife, Sandyn, raised concerns before the Berlin Planning Commission regarding unresolved property lines for parcel 57, alleging that attempts to confirm these details with town leadership had been unsuccessful. Gillis issued a warning at that meeting, stating that if an unconditional 12-month extension on their initial study period was not granted by April 20, CVP would withdraw its commitment to purchase the site. The extension was ultimately approved, providing Gillis until April 2027 to withdraw from the purchase agreement and reclaim a $100,000 deposit.
The debate over boundary lines stemmed from a disagreement between the town and CVP regarding the extent of parcel 57 that could be allocated for redevelopment. In May, the council addressed this by approving an amendment to the land disposition agreement, incorporating just under a quarter-acre of the requested property into the purchase agreement.
With this week’s final site plan approval, the redevelopment project is now poised to move forward. “We’re very excited…our task right now is to keep the process moving so I can go to settlement as soon as possible,” Gillis told the Bayside Gazette on Monday. “We’re still ready to go to the settlement as soon as possible.”
