Summary – The Shoppes at Concord (Retail Sites)
Conditional Use and Land Development Application – Concord Township
The proposed Shoppes at Concord project, submitted by Retail Sites, is currently under review by the Concord Township Planning Commission, which serves as the municipality of authority for the project. The application involves both conditional use and land development approvals for the commercial redevelopment of property located within Concord Township along Route 202, adjacent to the Chadds Ford Township municipal boundary.
It is important to note that Chadds Ford Township does not have any authority to approve, deny, or condition this application. The Chadds Ford Township Board of Supervisors cannot vote on the matter or impose requirements upon the applicant. All land use decisions and approvals rest solely with Concord Township.
As an adjacent municipality, Chadds Ford Township—through its Board of Supervisors— has instead been actively engaged in monitoring and participating in the Concord Township and Delaware County Planning Commission review processes to ensure that the project’s potential impacts on Chadds Ford residents, traffic circulation, environmental factors, stormwater management, and overall community character are appropriately considered.
Additionally, the Board of Supervisors has been actively engaging with the community, specifically the residents of Chadds Ford, and more specifically a grassroots group called Save Ridge Road. The Township hosted three public meetings in which this topic was listed for discussion:
- December 4, 2024 – The Ridings HOA requested to be on the agenda to discuss the proposed development and share concerns.
- October 9, 2025 – The Save Ridge Road group requested to be on the agenda to give a presentation regarding concerns and questions about the proposed development.
- October 22, 2025 – The Concord Acquisitions group, developer of the Shoppes at Concord, agreed to attend the Board of Supervisors Workshop meeting and provide one hour dedicated to answering Chadds Ford resident questions.
- November 20, 2025 – The Save Ridge Road group requested to be on the agenda to give a presentation regarding concerns and questions about the proposed development.
- May, 13 2026 - HRG, the Townships Alternate Engineer, attends Board of Supervisors meeting to review the December HOP submission by the developer, PennDOT Comments, and the Township's HOP comment letter; and answer questions.
The Board of Supervisors has consistently advocated for the best possible outcome for Chadds Ford residents by:
- Request for official review of the Shoppes at Concord Land Development and Conditional Use applications by the Chadds Ford Township, via Section 160-76 of the Concord Township Subdivision and Land Development Ordinance.
- Attending Concord Township Planning Commission and Delaware County Planning Commission meetings where the application has been discussed—speaking at the meetings and outlining concerns presented by residents and concerns shared by the Board of Supervisors & CFT Planning Commission;
- Providing written statements to the Concord Planning Commission and the Delaware County Planning Department;
- Advocating for appropriate adherence to state and local codes;
- Officially writing to and communicating with Senator John Kane and Representative Craig Williams regarding their support in advocating for safe access to the site and safe traffic improvements that will not impede access to homes;
- Writing letters to PennDOT to request a new traffic study and to oppose the Ridge Road access and the elimination of the right-hand-only turn into Springhill Farm Lane, as well as to express concerns involving emergency service access and increased vehicular accidents, among others.
This has been an effort among the Board to advocate for the residents and ensure that Chadds Ford resident interests are represented.
Shoppes at Concord – MAY 2026 UPDATE
Shoppes at Concord – March 2026 Update
Chadds Ford Township is committed to keeping residents informed regarding the proposed Shoppes at Concord land development and related zoning matters currently under review in Concord Township. The following updates are provided for public awareness:
PennDOT Intervener Status
The Township has formally filed a Petition to Intervene with PennDOT regarding matters associated with the proposed development, including potential traffic and roadway impacts affecting Chadds Ford Township. The Township continues to work with its Alternate Engineer, HRG (Herbert, Rowland & Grubic, Inc.), to review materials submitted in connection with the Highway Occupancy Permit (HOP) application filed with PennDOT and to prepare technical review comments as appropriate.
Participation in Concord Township Zoning Hearing Board Appeals
Chadds Ford Township has been granted party status in the Concord Township Zoning Hearing Board appeals and is represented by Adam Matlawski, Esq., of Byrne, McNicol & Matlawski, P.C., who was engaged by the Board of Supervisors to represent the Township in connection with these proceedings.
The first Zoning Hearing Board hearing was held on December 17, 2025, and the Township has been present at each subsequent hearing. The developer has requested a continuance of the proceedings until May 20, 2026, at which time the hearings are expected to resume.
Engineering Review and Technical Support
In 2025, the Township appointed HRG (Herbert, Rowland & Grubic, Inc.) as its Township Engineer. HRG has engineers on staff across multiple disciplines, including traffic engineering. Due to a conflict involving the Township’s primary engineer on this matter, the Township is utilizing alternate engineering resources and HRG’s in-house technical expertise to assist with review and evaluation of potential impacts related to traffic, infrastructure, stormwater management, and public safety.
HOP Comment Letter Submitted to PennDOT
April 10, 2026: Chadds Ford Township has submitted a Highway Occupancy Permit (HOP) comment letter to PennDOT in response to the Shoppes at Concord latest submission. The Township, represented by its Engineer Herbert, Rowland & Grubic, Inc. (HRG), continues to actively participate in the review process to ensure that potential traffic and roadway impacts affecting Chadds Ford Township are appropriately considered. The letter has been included in the attachments.
May 15, 2026: The Township received the revised Shoppes at Concord Land Development and Conditional Use applications on May 14, 2026. The documents have all been posted to the document portion of the website.
Resident Engagement
The Township continues to meet with residents and neighborhood representatives to hear concerns, gather input, and ensure that community perspectives are communicated and considered as the process moves forward.
Chadds Ford Township will continue to provide updates as additional information becomes available and as proceedings progress.
Concord Zoning Hearing Board Materials
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ZHB Application – Concord Acquisition LLC
Case 2025-0013 – 0 Wilmington West Chester Pike (Folio No. 13-0001-05-101) -
ZHB Application – Concord Acquisition LLC
Case 2025-0014 – 0 Wilmington West Chester Pike (Folio No. 13-0001-05-101) -
December 17, 2025 ZHB Meeting Materials and Exhibits: CLICK HERE.
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January 21, 2026 ZHB Meeting Materials and Exhibits: CLICK HERE.
CLICK HERE for Concord Township ZHB meeting dates and materials.
For more information on the grassroots group Save Ridge Road, visit: https://save-ridge.org/
For more information on the application and Concord Planning Commission meeting schedule and agendas, visit https://www.townshipofconcord.com/government/township_council/current_subdivision_land_development_plans.php
Township Correspondence & Statements
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PennDOT Letter Requesting a New Traffic Impact Assessment (TIA) Study
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Township Letter to PennDOT Opposing Ridge Road Access and Springhill Farm Lane Right-Turn-Only Lane
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Revised Township Letter to PennDOT Opposing Ridge Road Access and Springhill Farm Lane Right-Turn-Only Lane
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Township Request for SALDO §160-76 Review Materials from Concord Township & Applicant
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Township SALDO §160-76 Review Letter to Concord Township
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Concord Township SALDO §160-76 Review Letter to Chadds Ford Township
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Retail Sites SALDO §160-76 Review Response
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Statement to the Concord Township Planning Commission
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Statement to the Delaware County Planning Commission
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October 9 Board of Supervisors Meeting – Save Ridge Road Group Public Comment Summary
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PennDOT Response to Township Letter
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Township Intervener Status Granted by PennDOT
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HOP Comment Letter submitted by the Township
Letters to State Officials
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Letter to Senator John Kane – Ridge Road Access Concerns & PennDOT Oversight Request
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Letter to Representative Craig Williams – Ridge Road Access Concerns & PennDOT Oversight Request
Agency & Professional Review Letters
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Concord Township Sewer Engineer Review
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Concord Township Land Planner Review
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Concord Township Fire Marshal Review
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Concord Township Engineer Review
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Concord Township Zoning Officer Review
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Delaware County Planning Department Review
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CFT Plan Review
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CFT Zoning Review
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PennDOT Cycle 1 Review Letter
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PennDOT Cycle 2 Review Letter
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PennDOT Cycle 3 Review Letter
PennDOT & Legal Proceedings
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Township Petition to Intervene with PennDOT
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PennDOT Acknowledgement of Petition to Intervene
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Order Granting Petition to Intervene
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Interim PennDOT Submission
Application & Technical Submission Materials
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Cover Letter – Conditional Use & Land Development Submission
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Conditional Use Application
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Land Development Application
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Full Plan Set (August 22, 2025)
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Traffic Impact Assessment
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Stormwater Management Report
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Water & Sewer Feasibility Letter
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Parking Evaluation Letter
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Architectural Response
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Site Plan
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Arborist Summary
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Archaeological Survey
Environmental & Permitting Documents
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PA DEP Planning Module Approval
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DEP Authorization Package
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DEP Water Obstruction Permit Decision
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NPDES Extension Approval
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NPDES NOI Form (09/08/25)
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Incompleteness Letter
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Extension Request Approval Letter