Atlantic Fields Shopping District

Rt. 24 and Mulberry Knoll Road, in Lewes

On Tuesday, October 21st the County Council

voted to defer the Atlantic Fields appeal for Zone Change. This deferment was based on the

need for the Council to obtain additional information from DelDOT, DNREC and

the Sussex County Conservation District.

Over 100 people opposing the zone change jammed into the Council Chambers, mostly wearing the familiar black tops with stickers stating, "NO ZONE CHANGE". The hearing lasted around 6 hours, with dozens of comments made.

The next Council meeting on this topic will take place sometime in November.

We need to have a strong presence at this meeting as well,

to show our continued opposition to the zone change.

Issues Related to Atlantic Fields at the Proposed Location

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.
Existing road infrastructure (Rt. 24 and local roads) not adequate to handle proposed activities for the property.
Delay C-4 development until infrastructure is in place at proper levels.
Noise, Light and air pollution for homeowners next to the development.
Substantial increase in traffic load on Rt. 24 and surrounding roads will magnify potential risk to students at elementary and middle schools.
Narrow, single lane road (Mulberry Knoll) is inadequate for proposed car & truck volume.
EMS, Fire and Police response times for the entire area will be negatively impacted.
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.
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.
Potential risk of putting small businesses & restaurants out of business in the Rehoboth Beach and Lewes area.

AF SPC Presentation101425v.pdf

General summary of what Atlantic Fields is, issues that are of importance, and things you can do to help make a difference.

<<<<<<< To view all slides click on the full-page view button in the top right corner. Once in full page view mode, scroll through slides with side scroll bar.

Talk to your friends and neighbors. Many people don’t understand the scale of the project.

Should local businesses worry about Atlantic Fields?

Rehoboth Beach and Lewes are known for their charm, walkability, and independent shops & restaurants. The introduction of a large-scale regional destination shopping mall larger than all 3 of the Rehoboth Beach Tanger outlet malls combined could have an impact on small businesses throughout the Lewes and Rehoboth Beach area. This impact could force some businesses to close. The long-term impact could yield a change in the character of Lewes and Rehoboth Beach, and the surrounding area.

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"

AF FullPres October version 100425gv.pdf

General Project Details and Other Informational Slides

<<<<<<< To view all slides click on the full-page view button in the top right corner. Once in full page view mode, scroll through slides with side scroll bar.

Information extracted from applicant exhibits and documents submitted for the zoning change appeal hearing.

Click on the following link below for access to all of the documents submitted to the County for this project.

https://connect.sussexcountyde.gov/PublicDocket/#/details/CZ%25202037

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):