A major development project is under review in Sussex County as Belle Mead seeks rezoning for a mixed-use complex along Route 24 near Lewes.
The 30-acre site, currently home to Love Creek Farm, could soon transform into a blend of commercial and residential spaces.
Rezoning Request and Development Plans
Belmead Farm LLC has applied to rezone the property from AR-1 (agricultural-residential) to C-4 (planned commercial district).
This would mark the first project under the C-4 designation, which permits large-scale commercial projects with up to 40% residential use.
Key elements of the Belle Mead proposal include:
- Five commercial lots along Route 24
- Mixed-use buildings with both commercial and residential spaces
- Seven apartment buildings offering 344 units
- Planned amenities such as a pool, clubhouse, and pedestrian paths
The development would also feature a boulevard-style entrance and a vegetated buffer for added privacy.
Traffic and Infrastructure Concerns
A traffic impact study was conducted, analyzing 16 intersections.
As a result, the developer would contribute $2.7 million to the Henlopen Transportation Improvement District to fund road enhancements.
However, some residents argue that critical intersections and nearby developments were not considered in the study and therefore skewed the results.
Other infrastructure elements include:
- A service road along the property’s frontage
- A new intersection aligning with Saddle Ridge subdivision
- A designated bus stop within the development
Housing Needs
Supporters of the project highlight the region’s need for more workforce housing.
Beebe Healthcare CEO Dr. David Tam emphasized that the lack of affordable housing poses challenges for recruiting essential workers, particularly in the healthcare sector.
Housing details include:
- 10% of apartments will be designated as affordable for renters earning 120% or less of the county’s median income (two-bedroom units at $2,136/month)
- Market-rate apartments ranging from $1,695 to $3,295 per month
Opposition and Environmental Concerns
Several residents and advocacy groups oppose the rezoning, citing concerns over increased traffic, environmental impact, and compatibility with surrounding neighborhoods.
Key objections include:
- Increased congestion on Route 24, already seeing an estimated 33% rise in traffic concerns or congestion
- Nearby schools are already close to or at capacity, and this approved project could create overextended teacher & overflowing educational facilities
- Impact on Dorman Branch, which feeds into Love Creek and the Inland Bays
- Loss of five acres of wooded area for natural habitats & green space
- Delay in planned Love Creek Bridge improvements until at least 2030
Critics argue that updated traffic studies should be conducted and that road work should be completed before any development begins.
Next Steps
Sussex County Council has scheduled a public hearing on the rezoning application for Tuesday, May 20th, at 1 p.m.
Residents are encouraged to participate and share their views on the proposed development.
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Source: Cape Gazette