Embedded Files
Atlantic Fields (CZ 2037) is NOT on the agenda for discussion or voting at this coming Tuesday's (December 16th) County Council meeting.
The deadline for comments from the public on the replies from State and County agencies has been extended to December 23rd. So please send the County Council members your thoughts and concerns on the less than robust statements from the agencies.
Their responses can be found on the web pages listed below:
Replies from DelDOT on road issues and Sussex County
Conservation District on environmental issues:
https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/168523
Reply from DNREC on environmental questions https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/169185
Send your comments for the official record for this case to PandZ@sussexcountyde.gov copy the 5 Council members on the email to PandZ for the official record.
The County Council are elected officials and they work for us, the public. Please send your comments and concerns about Atlantic Fields to all 5 Council members, to let them know your concerns and fears with this large development and the negative impacts that it will have on the people of Sussex County and the environment. There is no cut-off time for the emails to the Council members, until they vote.
Send your emails to the addresses below. This is your last chance to let them know what you feel about this zone change from AR-1 Agriculture Residential to C-4 Planned Commercial District.
President - Douglas B. Hudson Doug.hudson@sussexcountyde.gov
Vice President - John L. Rieley jlrieley@sussexcountyde.gov
Matthew Lloyd matt.lloyd@sussexcountyde.gov
Steve McCarron SMcCarron@sussexcountyde.gov
Jane Gruenebaum jane.gruenebaum@sussexcountyde.gov
Plan to attend the next County Council meeting, when Atlantic Fields is on the agenda, to show your opposition to this massive regional mall. The agenda for each meeting is posted 1 week prior to each Council meeting. Please check the following web page to see the agenda for the
https://sussexcountyde.gov/agendas-minutes/county-council?date=2025-12
On the pages below, please find information on Atlantic Fields and the various issues of concern that every Sussex County resident should be aware of.
Thank you for your participation in letting the County Council members know that they must deny Zone Change CZ 2037.
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.pdfGeneral 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.
Letters to the Editor Re Atlantic Fields:
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?
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:
Cape Gazette article in October 3rd edition:
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
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.pdfGeneral 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:
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):
Atlantic Fields plats (plot plans) for the complex - https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/139493
Traffic Impact Study - https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/139593
General project details and concept elevations - https://connect.sussexcountyde.gov/PublicAccess-NextGen/api/document/139492
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
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