By Greg Ellison

(Feb. 17, 2022) Concerns over urban sprawl were raised by Berlin Planning Commission members last week as they reviewed a proposed housing development on 45 acres on Evans Road.

John Wilson, with JE Wilson Construction, presented initial plans for “Humble Beginnings,” a housing project of 57 single-family units envisioned to cost around $400,000.

Planning Director Dave Engelhart said the Evans Road property, which is located adjacent to West Street, is not within town limits and would require future annexation.

Prior to approving annexation, a 60-day comment period is required to receive feedback from the Maryland Department of Planning, Worcester County Planning and the Worcester County Commissioners.

Also public hearings would be held by both the Berlin Planning Commission and Town Council to authorize the annexation request.

Wilson said the proposed single-family home development would include a vegetative buffer zone to provide privacy for an adjacent neighborhood.

“It’s a unique piece of property,” he said.

Project developers also proposed establishing a green-way perimeter that could include passive paths or walking trails.

“We would make adjustments to any underground utility lines located during the land survey,” he said.

Wilson said project renderings would also incorporate a stormwater management pond.

“No calculations have been done, but we understand areas will be required for those facilities,” he said.

Commission member Newt Chandler recommended developers include amenities and more open space areas for residents.

“It’s a lot of homes [and] it’s a lot of people,” he said.

Wilson said project plans include an open space portion in the middle of the property.

Chandler recommended including gathering spots, such as a community center, in development plans.

“It’s not enough for the proposed density of this project in my mind,” he said.

Wilson said an overabundance of public use areas were avoided to limit potential nuisances for homeowners.

“Lot sizes are sufficient for families to use their own yard,” he said.

Proposed average lot sizes are just under half an acre.

Chandler asked about forest conservation, with Wilson confirming a portion of the farm land is tree-covered.

“Is there an opportunity to make that a big recreation area?” he said.

Wilson said while the early focus was on adhering to related state forestry mandates, developers are open to including walking trails or other outdoor features.

“I’m all for anything that would put people out in open spaces,” he said.

Commission member Pete Cosby raised concerns over increased west-end traffic.

“Would people access Route 50 via Route 113 or Main Street?” he asked.

Cosby said earlier discussions regarding west-side growth included the possibility of building a beltway to access Broad and West streets, as well as Route 50.

Chandler balked at the suggestion.

“Beltway sounds so metropolitan,” he said.

Commission member Ron Cascio suggested that annexing the site would exacerbate the perceived need for enhanced roadways.

“That’s where we appear to be going, isn’t it?” he said.

Cosby echoed those sentiments.

“We have an increased traffic problem coming into downtown Berlin and this project is going to dump a lot more in there,” he said.

Cosby said earlier discussions have highlighted the importance of preserving town limits to avoid morphing into a sprawling suburban district.

“This is an intrusion into that green belt that naturally exists,” he said. “We need housing that’s for sure, but we don’t have the road system to support a project of this intensity.”

Wilson asked if reducing housing counts would make the proposal more palatable.

Cosby said the location would be more suitable for larger lot homes.

“Build some country estates and make it upscale,” he said.

Wilson acknowledged if the parcel remained under the purview of Worcester County government, a significantly reduced number of homes with multi-acre lots would likely be approved.

Cosby said that scenario might be more suitable for Berlin.

“It’s way more lots than I want to see until we have a plan for a road system that is going to bypass going downtown to get to Route 50 and elsewhere,” he said.

Wilson proposed generating a traffic study to gauge potential average daily trips to and from the community.

“We will probably annex as R-1 residential district,” he said.

Cascio held firm in opposition.

“This is just classic large lot sprawl,” he said. “It’s out of town so I don’t know what it does … except create obligations for services.”

Cascio said town officials are presently mulling increases for utility services and property taxes.

“Before we talk about having any more people at this party, we better get our act together,” he said.

Cascio stressed the importance of retaining a green belt of agricultural lands surrounding town to limit growth.

“This is just what people I talk to don’t want to see, more annexations and more large lot subdivisions,” he said.

Cosby acknowledged Berlin has yet to establish a master plan to manage growth.

“The westerly agricultural boundaries of Berlin I’d like to hold the line,” he said. “I think we’ve got a well-defined town and that’s what makes this place valuable.”

By contrast, Cosby said growth should be focused north or east of Berlin.

“That’s where we should be putting density,” he said. “On the west side we’ve got a real opportunity to define this town as a standing town.”

Wilson said the strong opposition dealt the project a potentially fatal blow.

“I’m kind of speechless with my approach right now,” he said. “If this is going to be an excluded piece of property, I will suggest my client move on.”

Chandler said expanding the town’s footprint would not prove financially beneficial.

“It’s a known fact that residential development is a zero-sum gain if not minus-sub gain in terms of taxes,” he said.