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Developers preview master plan for former Tyson/Hudson Foods site on Old Ocean City Road
Summary
Developers presented a conceptual redevelopment of the former Tyson/Hudson Foods site in Berlin that would reuse two existing buildings, add a daycare placeholder for employees, a garden‑center concept, parking reconfiguration and stormwater controls; staff and commissioners flagged property‑line reconciliation, stormwater design and streetscape activation as next steps.
Developers and their design team presented a conceptual, nonbinding master plan for roughly 9.35 acres at the former Tyson/Hudson Foods site on Old Ocean City Road, saying they have a land‑disposition agreement with the town and seek early input before formal submission.
The team described three broad components: reuse of two existing industrial buildings for medical or professional uses and retail/restaurant space along Old Ocean City Road; a third new building placeholder proposed for employer‑linked childcare (identified as a 'Kindercare' placeholder serving specific employers); and a garden‑center concept with a landscaped yard and an office in an existing small building. Designers said they aim to keep the front building activated with pedestrian access and storefronts and to soften the industrial edge with landscaping and an arcade‑style internal corridor.
Survey and staff presentations identified uncertainty about the legal parcel boundaries: the team presented three hypothetical property lines (red/purple/blue) and said they will reconcile deeded acreage and survey stakes. The plan keeps a minimum 75‑foot setback from the town's rear property line under the land‑disposition agreement and proposes to preserve the town lagoon and public walkway while negotiating any property adjustments with the town.
Traffic review and permitting have progressed: a State Highway traffic study completed in May 2025 returned comments and the team said State Highway Administration approved two proposed entrances and allowed a temporary entrance on Ocean City Road for occupancy. State Highway Administration also requested a four‑way stop at Main Street and Old Ocean City Road as a site‑access condition.
On stormwater, the team and staff said redevelopment‑level management will be required (the team expects to treat roughly 30–40% of the site with bioretention and bioswale measures). Developers said they will reduce some building footprints to create two double‑loaded parking rows and that they will coordinate with town engineers and the Maryland Delaware Railroad on setbacks and trail connections.
Commissioners and residents asked about streetscape activation, bike racks and landscaping; neighbors and commissioners urged that the front building be retail‑friendly rather than offices to support walkability. The team said it expects engineering comments within one to three months and tentatively aimed to return to the commission for subsequent reviews in March 2026, contingent on agency reviews and tenant commitments.
