Reestablishing a Historic Rehoboth Beach Hotel 

In 1962, a massive storm destroyed the Belhaven Hotel, which stood on a one-acre site at the iconic corner of Rehoboth Avenue and the Boardwalk for 64 years. Now, property owners plan to construct a modern version of the historic hotel on the site — but with a portion of the site in a FEMA-mapped flood zone, it’s no simple task. 

Designed by Fillat+ Architecture, the new four-story, 115,000 SF hotel will feature 105 guest rooms, a conference center, a swimming pool, and ground-floor retail space to accommodate the existing boardwalk shops and tenants. The hotel will also feature both an underground parking garage and a surface parking lot to serve guests in the already parking-strapped city. 

While reconstructing the hotel conjures nostalgia for the family that has owned the property since 1938, achieving their vision on a site located partially within a FEMA Coastal Flood Zone has posed significant challenges. To help, Bohler has taken the lead to address the root of the issue — the zoning designation itself. 

Reframing the Flood Zone

Part of the Belhaven site is within a Coastal Flood Zone VE, or Coastal High Hazard Area. According to FEMA, these areas are at risk of extensive damage during a base, or 100-year, flood event and are therefore subject to strict building requirements, such as elevating structures on high pilings. While the project concept proposed underground parking to support the hotel, this design was prohibited under the existing ordinance due to the flood zone restrictions. 

Bohler’s team studied the area to determine what opportunities existed to proceed with plans to construct the below-grade garage. In doing so, the team found that the buildings adjacent to the site had the same first–floor elevations as the proposed hotel, but those properties were zoned differently. With this in mind, the Bohler team recognized an opportunity to rezone the Belhaven property — they just needed documentation to make their case.  

The team reviewed FEMA’s existing models of the property and found that the site’s Coastal Flood Zone VE designation was based on outdated topographical and survey information. From there, they gathered updated survey data and ran hydrological models to demonstrate that the property didn’t belong in a Zone VE. They then sent all of their findings to FEMA. After reviewing the information, the agency agreed to rezone the property into a category that permits underground parking — marking the first step toward constructing the new Belhaven Hotel as planned. 

Realizing a Vision

With FEMA’s stamp on the flood zone change, Bohler’s team advanced the project by submitting plans to the City of Rehoboth Beach for review. While FEMA’s approval was a critical milestone, additional steps were still required to secure full entitlement. In addition to Planning and Zoning Board approval, the project needed authorization from both the City of Rehoboth and the Delaware State Office of Planning to confirm the proposed use. With zoning approval now granted, the team moved closer to final approvals. 

To reach that point, Bohler continued to coordinate with several key agencies, including DNREC, the Office of the State Fire Marshal (OSFM), the Sussex Conservation District, and the City of Rehoboth Department of Public Works. Each agency review plays a vital role in ensuring the project meets environmental, safety, and infrastructure requirements. 

Bohler is now advancing the project into the next stage — preparing detailed technical construction plans that define every site-related feature, including grading, on- and off-street parking modifications, wet and dry utility design, erosion and sediment control, and construction-level details. Concurrently, the team is coordinating and managing the permitting processes with each technical agency to keep the project on track.