By Tara Fischer

Staff Writer

(Feb. 26, 2026) The Town of Berlin’s comprehensive plan update got underway last week with a work session of the mayor and council, the planning commission, and the firm contracted to complete the draft.

The meeting began with a presentation from planning company Mead & Hunt, the Town of Berlin’s partner in creating a document to guide future growth and development. Project Manager Will White from Mead & Hunt outlined current demographics, trends, and legal requirements.

The Town of Berlin selected Mead & Hunt for the project in late 2025 for $99,075.

Under Maryland law, municipalities must update or review their comprehensive plans at least every 10 years. The last plan was created in 2010. White explained that while the Maryland Department of Planning does not approve or deny local plans, it reviews them for compliance with state requirements.

“They are not an approving body, but they are a compliance body,” White said, noting the document can be amended after adoption through a formal process.

Furthermore, when the town seeks state and federal funding, the desired projects must be consistent with the comprehensive plan to be considered for financial aid.

Last week, White reviewed current Town of Berlin demographics and trends to guide the firm’s plan-creation process.

Between 2010 and 2020, Berlin’s population increased by 12.1%, significantly outpacing state and national averages, White said. The U.S. average growth during that period was just under 5%, while Worcester County grew by less than 2%.

He added that while the town is growing more rapidly, the 12.1% is likely low because the COVID-19 pandemic skewed the 2020 census. Some people never fill out their census, and representatives were unable to go door to door as in other years due to the pandemic.

As of 2024, Berlin’s population is estimated at 5,349 residents. If current trends hold, projections show the population reaching roughly 5,518 by 2050 — an increase of about 150 people over 25 years.

Planning Commission Chair Matthew Stoehr asked if that projection seemed low.

“That’s an average over time,” White responded. “It’s not 12.1% a year.”

Officials also discussed how new developments, such as Ocean’s East, factor into projections. White said new units can be estimated based on occupancy but won’t appear in official census data until 2030.

Additionally, the town’s average age is younger than Worcester County’s average of about 54. Approximately 42% of Berlin residents hold a bachelor’s degree or higher, a figure White described as “very high for the Eastern Shore.” The median household income is $81,000.

Employment data shows 30.7% of residents work in education, health care and social services. Tourism and food service are the next-largest employment sectors, followed by professional and scientific fields such as engineering, architecture, and law.

White also highlighted commuting patterns: 2,828 people travel into Berlin for work each day, 353 live and work in town, and 1,922 residents commute elsewhere — a number that includes remote workers whose offices are located outside town.

The majority of Berlin is zoned for single-family residential use (R-1, R-2, and R-3), with commercial zoning concentrated in the historic district.

During his presentation, White suggested the town consider whether commercial zoning downtown accurately reflects existing mixed-use conditions.

“By calling it commercial, you have now stopped someone from coming in and doing an infill next to it that matches the rest of the buildings,” he said, noting many downtown properties include retail on the first floor and apartments above — technically nonconforming uses under current zoning.

Several industrially zoned properties may also be better categorized as heavy commercial, he added.

The consultant said that, as part of the drafting process, his team analyzed the Town of Berlin’s strengths, weaknesses, opportunities, and threats. White identified Berlin’s walkability and bikeability, along with its historic character, as key strengths.

Weaknesses include limited affordable housing, disparities in park and service access east of Route 113—a problem officials are looking to address with a crosswalk system or a pedestrian bridge —and aging infrastructure. Additionally, some areas remain noncompliant with the Americans with Disabilities Act.

Severe weather impacts and the recent withdrawal of federal funding sources were labeled external threats.

Transportation priorities include improving pedestrian connections across Route 113 and addressing frequently flooded roadways that could pose safety risks.

The comprehensive plan drafting process will include a public workshop and one or two pop-up events at community gatherings. A draft plan is expected to be completed later this year and submitted to the Maryland Department of Planning by December, White said.