Sussex County is attempting to enter a new phase of commercial expansion with the potential advancement of the Atlantic Fields shopping center. 

Planned for a 73.5-acre site along Route 24 near Mulberry Knoll Road, between Lewes and Rehoboth Beach, the project represents one of the region’s most significant retail developments in recent years.

With an estimated investment of $175 million, Atlantic Fields will feature about 665,000 square feet of retail space, various and multiple restaurants, pedestrian-friendly areas designed to serve both residents and visitors, and ample parking for visitors and locals alike. 

The development is led by Southside Investment Partners, whose plans align with the county’s comprehensive vision for Route 24 as a designated commercial growth corridor.

The applicant, Mulberry Knolls Associates, have their project aiming to meet the needs of a growing year-round population while bringing nationally recognized retailers to the evergrowing eastern Sussex County. 

It is expected to create an estimated thousands of jobs during construction and its operation phases, contributing to the county’s expanding needs.

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Rezoning Approval and What Comes Next

On October 15th, 2025, the Sussex County Planning and Zoning Commission approved the rezoning request for the Atlantic Fields site by a 4-1 vote.

However, after a six-hour public hearing on October 21st, the Sussex County Council deferred action on final approval of the development. 

The hearing featured a two-hour developer presentation followed by over four hours of public comment, most of it in blatant opposition.

Attorney James Fuqua, representing the developer, argued that the project meets all county code requirements and that the location was selected based on Sussex County’s own created growth plan.

According to the developer’s team, Atlantic Fields would deliver millions of dollars in infrastructure improvements, including:

• Multiple roundabouts and turning lanes at site entrances
• Traffic signals and pedestrian crossings
• Decorative fencing along Route 24 to encourage crosswalk use
• Road upgrades on Mulberry Knoll Road, Plantation Road, and Cedar Grove Road
• Bicycle and pedestrian lanes along the property’s frontage
• Payment of the Henlopen Transportation Improvement District (TID) fee, estimated at $3 million

These transportation improvements are expected to cost between $3 million and $5 million, in addition to the TID contribution.

Traffic engineer, Nicole Kline, stated that the project meets all zoning and DelDOT requirements, noting that DelDOT estimates the shopping center would add somewhere around 26,800 trips to the area’s roads. 

Kline clarified that this figure includes both entering and exiting trips, estimating roughly 13,000 additional vehicles in practice.

Potential tenants for the site could include Costco, Target, Whole Foods, Dick’s Sporting Goods, Nordstrom Rack, Ross, and Hobby Lobby.

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Community Concerns and Opposition

Public comment during the October 21st hearing was dominated by opponents concerned about traffic congestion, safety, and infrastructure strain on Route 24.

Several council members, including Steve McCannon, echoed these concerns, pointing out that job growth on the east side of the county has outpaced infrastructure development.

Council Vice President, John Riley, and another member, Jane Geruenebaum, both sided with opponents, emphasizing that Route 24 is already overwhelmed by existing traffic and warning that Atlantic Fields could exacerbate congestion.

Because of these unresolved concerns, the Council will now prepare additional questions for agencies including DNREC and DelDOT, and those agencies will need to provide formal responses before another public hearing is held.

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Support and Economic Potential

Despite the delay, many residents and officials continue to highlight the potential economic benefits of Atlantic Fields. 

County officials and supporters have highlighted several potential benefits of the project as the rezoning request remains under review:

• The plan aligns with the county’s 2018 comprehensive land use map designating the area for commercial growth.
• The traffic impact study was approved by the Delaware Department of Transportation.
• The developer will cover $10 million in infrastructure improvements.
• The area currently features a mix of existing uses, including two schools, the Sussex County EMS station, Delaware State Police Troop 7, a medical campus, hotel, bank, car dealership, apartment complex, and several housing developments. Portions of the land are also approved for a convenience store and additional residential construction.
• The proposed plan adds a selection of grocery stores, shops, and restaurants close to nearby neighborhoods, offering residents convenient access to daily needs and reducing longer commutes.
• The development will also provide substantial yearly property tax revenue to the Cape Henlopen School District, without contributing to any increase in student enrollment.
• A voluntary $100,000 donation will be made to the Lewes and Rehoboth fire companies.
• The site sits along a DART bus route, improving public accessibility.

You can find further information on these points in the planning & zoning commission meeting audio from October 15th and meeting audio from October 21st. 

Supporters also argue that the center will help diversify the local economy, provide new employment opportunities, and enhance access to retail services that currently require longer commutes.

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What’s Next for Atlantic Fields

With Sussex County Council delaying its vote, final approval is now expected later this year or early 2026. No date has been set for the next public hearing about Atlantic Fields.

If the rezoning and final plans are approved, construction could begin in fall 2026, with a tentative grand opening projected for around May 2028.

The Atlantic Fields project remains one of the largest proposed commercial investments in Sussex County’s history, and its outcome could significantly shape the future of development along the Route 24 corridor and in Sussex County as a whole.

The Council won’t take a vote for at least six weeks while it prepares questions for DNREC, DelDOT, and other agencies, after which the agencies will respond and the public will have another opportunity to provide input on those responses at an additional public hearing.

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Sources: Delaware Business Times, Delaware Online, Delaware Public Media, October 15th Meeting Minutes, October 21st Meeting Minutes