Atlantic Fields Shopping District 

1. C-4 zoning for high density commercial is inconsistent for the area.  Majority of the surrounding AR-1 area is agriculture and residential with a smaller footprint for schools and limited small businesses.

2. Existing road infrastructure (Rt. 24 and local roads) not adequate to handle proposed activities for the property.

3. Delay C-4 development until infrastructure is in place at proper levels.

4. Noise, Light and air pollution for homeowners next to the development.

5. Substantial increase in traffic load on Rt. 24 and surrounding roads will magnify potential risk to students at  elementary and middle schools.

6. Narrow, single lane road (Mulberry Knoll) is inadequate for proposed car & truck volume.

7. EMS, Fire and Police response times for the entire area will be negatively impacted.

8. Overflow storm water from the Shopping District will flow into DelDOT drains which on Mulberry Knoll may cause flooding for the neighbors living along side the project.

9. Concerns over contamination of the well head area by the proposed gas station as well as contaminants that will seep into the ground water from the large amount of paved parking areas could impact neighbors with wells in addition to jeopardizing the quality of water for the wider community.

10. Potential risk of putting small businesses & restaurants out of business in the Rehoboth Beach and Lewes area.

Letters to the Editor Re Atlantic Fields:

• 2025, Nov 14 Gilliland, Brian https://baytobaynews.com/stories/sussex-county-poses-questions-to-agencies-concerning-atlantic-fields,269373? 

• 2025, Nov 14 Breen, David  https://www.capegazette.com/article/belle-mead-atlantic-fields-do-not-meet-code/298173 

• 2025, Oct 14  Young, Jack https://baytobaynews.com/stories/young-sussex-ignores-purposes-of-its-zoning-laws,261369? 

• 2025, Oct 20 Cummings, Bof   https://baytobaynews.com/stories/cummings-atlantic-fields-would-be-risky-for-trucks,262753? 

• 2025, Aug  29  Vorsheim, Gary https://baytobaynews.com/stories/vorsheim-why-is-media-not-discussing-atlantic-fields,249228?

Send letters to the editor to all the publications you know of in Delaware.  This is a big news story and we need to jump-start the effort to wake-up the media.  Send your heartfelt comments, fears, concerns and hopes for a better Sussex County to the publications below.  Do it now and then do it again later with another issue that highlights the ripple affect Atlantic Fields will have on the rest of Sussex County, from trying to get to the beach or just trying to get to & from work in the Rehoboth & Lewes area.   Use the contact information below to start your personal campaign.

• Bay to Bay News/Delaware State News: https://baytobaynews.com/forms/letters/

• Cape Gazette: https://www.capegazette.com/column/letters-editor#google_vignette

• Delaware Online/The News Journal: https://static.delawareonline.com/submitletter/ or by emailing wil-letters@delawareonline.com  with "letters" in the subject line

• DelmarvaNow.com: https://www.delmarvanow.com/story/opinion/readers/2018/04/02/how-submit-letter-editor/396922002/

• Delaware Business Times: https://delawarebusinesstimes.com/submit/editorial/

• Coastal Point: https://www.coastalpoint.com/site/forms/online_services/letter_editor/

• Seaford Star and Laurel Star: Email mmcclure@mspublications.com 

CoastTV segments on the Atlantic Fields P&Z Commission October 1st hearing:

https://www.coasttv.com/news/sussex-county-planning-and-zoning-defer-vote-on-zoning-change-for-atlantic-fields/article_325b404f-88c0-4826-8fbb-9cc686af0347.html 

https://www.coasttv.com/news/this-will-not-remain-a-soybean-farm-atlantic-fields-developer-vows-to-build-with-or/article_43e3cb4d-683e-467f-b176-e5b88ddc3d86.html 

 Cape Gazette article in October 3rd edition:

https://www.capegazette.com/article/sussex-county-pz-weighs-pros-and-cons-atlantic-fields-proposal/296905 

Letters to the Editor /  Cape Gazette:

https://www.capegazette.com/article/atlantic-fields-more-appropriate-route-1-route-16/296879 

https://www.capegazette.com/article/atlantic-fields-what-are-potential-impacts/296714 

https://www.capegazette.com/article/don%E2%80%99t-be-dazzled-developers%E2%80%99-dollars/296566  

 https://www.capegazette.com/article/route-24-cannot-handle-more-development/296494 

https://www.capegazette.com/article/atlantic-fields-plan-raises-many-concerns/295462

https://www.capegazette.com/article/atlantic-fields-proposed-wrong-location/297088

https://www.capegazette.com/article/atlantic-fields-has-many-safety-issues/297082

https://www.capegazette.com/article/route-24-can%E2%80%99t-handle-traffic-belle-mead-atlantic-fields/295581

Letters to the Bay to Bay News (Statewide):

Vorsheim: Why is media not discussing Atlantic Fields?

https://baytobaynews.com/stories/lee-growth-areas-concept-must-be-revisited,261052 - 10/13/2025

NO      ZONE  CHANGE

This was the message sent to the P&Z Commissioners during the Sept. 17th hearing.  Over 50 individuals from Belle Terre, Welches Pond, other communities & neighborhoods near the proposed shopping district wore black shirts & stickers stating "NO  ZONE  CHANGE"

The official record for this case is still open, 

so you can send the Council your comments 

on the hearing and why you oppose the zone change.

Easy things that you can do to make a difference.

Send Letters-to-the-Editor.  Let your opinions make a difference and share your feelings with Sussex readers.   It is easy to do.  The more that people hear about the issues related to allowing a massive complex like Atlantic Fields to be built in one of the busiest areas in the State, the more others will support the effort to "Say NO".       Cape Gazette, Bay-to-Bay News and the News Journal are excellent news outlets.  Use these links below.

Letters to the Editor | Cape Gazette     Letters to the editor | Bay to Bay News      Submit a Letter to the Editor | Delaware Online 

Examples of Letters-to-the-Editor:  (links to published letters)

Sussex can’t handle Atlantic Fields | Cape Gazette 

Vorsheim: Why is media not discussing Atlantic Fields? | Bay to Bay News 

Route 24 can’t handle more cars | Cape Gazette 

Atlantic Fields rezoning puts cart before the horse | Cape Gazette 

Lee: Growth Areas Concept Needs to be Revisited | Bay to Bay News

Spread the word.  It is amazing how many people in Sussex County, especially in Western Sussex, do not know what is going on with the Atlantic Fields proposal.  The more people who speak up, the better our chance to prevent a catastrophe from happening in our County.  Share this information with friends and service workers who come to your homes to clean and service your homes (most of these service workers drive in from Western Sussex County and will face increased travel times due to the over crowed roads expected throughout the year.), give people the link to the Rt. 24 Alliance web site (Rt24Alliance - Atlantic Fields C4 Shopping Center ).    

Information

News:

September 5th, 2025  Cape Gazette article:   Costco, Target, Whole Foods among stores in Route 24 project | Cape Gazette 

September 5th, 2025  CoastTV 6:00pm segment:     

‘This Is Insane’: Costco and Target revealed in proposed Atlantic Fields project | News | coasttv.com 

Statement recently found on Southstreet Investment Partners LLC. web site  (08/27/25)

Atlantic Fields (Rehoboth Beach, DE)

Southside is pleased to announce its latest project -- Atlantic Fields in Rehoboth Beach, DE.  Once completed, the project will be a newly constructed, 650,000 square foot shopping center featuring best-in-class retailers not currently found in the marketplace.  Drawing from its deep retailer relationships, Southside will provide a destination shopping experience that will serve the costal area that has grown beyond a summer destination to a 12-month community.  Construction is scheduled to begin in 2026 with grand opening in 2027.

Information:

Files from the Sussex County Land Use Application Docket web page (click links):

1. Atlantic Fields plats (plot plans) for the complex  -   https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/139493

2. Traffic Impact Study  -  https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/139593

3. General project details and concept elevations  -  https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/139492  

4. P&Z Staff review of preliminary site plan submitted by developer  -  https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/142543  

Atlantic Fields PLUS Application  (Plus ID: 2024-05-02)

Submitted on April 12, 2024

https://stateplanning.delaware.gov/plus/projects/2024/2024-05-02.pdf   

Traffic Impact Study (TIS)

https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/139593 

Who is behind this development (Southside Investment Partners LLC.)  -  https://southsideinvestmentpartners.com/properties