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Developer asks Berkeley County for tax pilot to revive Union Sales building in Martinsburg
Summary
Mitchell Park Companies requested a tax pilot to convert the long-vacant Union Sales building into retail, offices and basement retail tied to a new trail network; company said the project would create construction and permanent jobs and asked the county to consider a longer (10-year) pilot than the county’s typical 7 years.
Mark Lutensi, principal with Mitchell Park Companies, asked the Berkeley County Commission for a tax-incentive pilot to redevelop the vacant Union Sales building on Race Street in downtown Martinsburg into mixed retail, office space and basement retail that would connect to the planned trail network.
Lutensi said the two-story, roughly 25,000–26,000-square-foot industrial building has been vacant for about 20 years and that a pilot would help the project reach financial feasibility while preserving historic features. “This pilot will go far in allowing the project to financially reach its highest and best use and also complement what is being planned with the trail system,” Lutensi said.
Why it matters: Lutensi pointed to his firm’s prior local work (the Shenandoah Building pilot) and said the Union Sales plan would generate construction jobs and new downtown foot traffic. He told commissioners the second floor is planned for office use and could allow a U.S. attorney’s office now in the courthouse to expand downtown; the ground floor would be retail and restaurant space meant to drive pedestrian activity. Lutensi estimated the overall project could support dozens of construction positions and several dozen permanent jobs downtown.
County response and next steps: Commissioners welcomed the concept but noted county precedent for seven-year pilots and said the school board would weigh in. The chair told Lutensi no final action would be taken that day and asked staff and the county attorney to route paperwork to counsel for review. Lutensi said the city council has already passed a supporting resolution and the developer will submit formal pilot paperwork for county and school-board consideration.
The commission did not vote on a pilot at the meeting; staff were directed to carry the proposal forward for legal review and coordination with the school board and city.
