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Chadds Ford Meeting - Stormwater Concerns 8/5
Meeting Overview
On August 5, the Chadds Ford Township Board of Supervisors and Planning Commission held a joint workshop focused primarily on the proposed Shoppes at Concord development at Route 202 and Ridge Road. The nearly two-hour discussion centered on stormwater, flooding, water quality, private wells, long-term maintenance and the potential impacts of the project on Chadds Ford residents.
The Township’s consultant, HRG Engineering, presented a draft review of the developer’s July 17, 2026 plans. HRG stated that it reviewed the project against Chadds Ford’s stormwater ordinance, even though the development application is before Concord Township.
HRG explained that Chadds Ford’s ordinance is more protective than the typical standard because it requires post-development peak runoff rates to be reduced to approximately 50% of pre-development rates. According to HRG, the current calculations generally appear to satisfy that rate-control requirement.
However, a significant distinction emerged during the discussion: reducing the rate at which water is released is not the same as reducing the total volume of water generated by the development. HRG acknowledged that the total runoff volume will increase as the property is developed and that the development will also alter how and where that water is concentrated and discharged.
Concerns raised
New stormwater discharge into Chadds Ford
New stormwater discharge into Chadds Ford
New stormwater discharge into Chadds Ford
HRG identified the proposed new discharge onto the undeveloped residential property immediately west of the project as a significant concern. The developer currently has a letter agreement with the adjoining property owner, but HRG said it would prefer a recorded drainage easement that runs with the land and remains enforceable if either property changes ownership. The engineer explained that the easement may need to extend downstream to an appropriate regulated waterway. He further stated that if a necessary easement cannot be obtained, the state could potentially refuse the environmental permit required for the development to proceed.
Runoff volume and downstream flooding
New stormwater discharge into Chadds Ford
New stormwater discharge into Chadds Ford
Residents repeatedly raised concerns about the volume of water flowing west toward Ridge Road, the Ridings and other downstream properties. Existing flooding along Ridge Road and within the Ridings was discussed extensively. HRG acknowledged that stormwater regulations focus heavily on controlling peak discharge rates and provide more limited tools for controlling the total volume generated during larger storms. The Township discussed asking Concord to impose stronger conditions, potentially requiring the developer to capture or infiltrate more rainfall than the minimum regulatory requirement.
Water quality and stormwater treatment
New stormwater discharge into Chadds Ford
Water quality and stormwater treatment
HRG expressed reservations about the developer’s reliance on manufactured stormwater treatment devices and raised questions about their long-term effectiveness and maintenance.
HRG recommended additional measures, including sediment forebays, to better capture pollutants before runoff reaches downstream facilities.
Car wash concerns
Long-term inspection and maintenance
Water quality and stormwater treatment
HRG stated that wastewater generated by the proposed car wash must be discharged to the sanitary sewer system and cannot legally be discharged into the stormwater system. Residents nevertheless raised concerns about residual detergents, tire treatments, and other chemicals carried from vehicles onto pavement and ultimately into stormwater and groundwater. Several residents urged stronger protections or denial of the requested conditional use for the car wash.
Private wells and groundwater
Long-term inspection and maintenance
Long-term inspection and maintenance
Residents emphasized that much of Chadds Ford depends on private wells and raised concerns about the potential effects of infiltration, pollutants and construction activity on groundwater. Suggestions included requiring independent baseline well-water testing before construction, continued testing after development and an escrow or indemnification mechanism to protect homeowners if wells are adversely affected.
Long-term inspection and maintenance
Long-term inspection and maintenance
Long-term inspection and maintenance
The Township discussed requiring a Best Management Practices agreement that would provide for inspection and maintenance of the stormwater facilities. The Township Solicitor suggested that such an agreement should be funded consistent with Chadds Ford’s 20-year standard and should provide Chadds Ford with inspection rights. An escrow for future inspection, maintenance and repairs was also discussed.
What Comes Next
The August 5 meeting did not resolve the stormwater, groundwater or traffic concerns surrounding the project. Instead, it identified several issues that remain open and require further review.
Of particular importance will be the Township’s final HRG engineering review and recommended conditions, its communications with Concord Township and the Delaware County Conservation District, the continuing PennDOT HOP review, and the applicant’s response to the outstanding environmental permitting deficiencies.
Residents should continue to follow these proceedings closely. The August 5 discussion made clear that decisions concerning stormwater, drainage easements, long-term maintenance, private wells, traffic, and conditional uses made during the approval process could have lasting consequences for Chadds Ford and downstream homeowners.
The Shoppes at Concord remains under active review:
- The next Conditional Use hearing is scheduled for Tuesday, September 8, 2026, at 7:00 PM. At this time, there is no indication as to when the outstanding requests for party status—those challenged by the Applicant—will be decided.
- The Applicant has granted Concord Township an extension of the review and action period for the Land Development Application through October 6, 2026, extending the Township’s original August 31 decision deadline.
- Separately, the Applicant requested a continuance of the pending Zoning Hearing Board matter through and including November 30, 2026, while it continues to advance its revised Conditional Use and Land Development applications.
Read Articles: Chadds Ford Connect and Chadds Ford Live
Chadds Ford Talks of Stormwater Runoff from Concord
Read this comprehensive article by Chadds Live published on 8/6/2026.
Shoppes at Concord: What’s the 101 on the proposed new shops on Route 202?
Read this comprehensive article by Chadds Ford Connect published on 8/4/2026.
Why This Matters to Residents
Traffic Impacts at a Congested Intersection
Traffic Impacts at a Congested Intersection
The debate surrounding the Shoppes at Concord is not about opposing all development. It is about ensuring that any development of this scale is thoroughly evaluated and that its impacts are fully understood before approvals are granted.
The questions being raised by residents are fundamentally about:
- Public safety
- Health and welfare of the community
- Environmental protection
- Infrastructure capacity
- Responsible planning
These are the issues that regulatory agencies are charged with evaluating, and they will shape the future of the Route 202 and Ridge Road corridor for decades to come.
As the review process continues, Save Ridge Road remains committed to providing residents with accurate information, encouraging public participation, and advocating for a transparent and thorough review of all outstanding issues.
Traffic Impacts at a Congested Intersection
Traffic Impacts at a Congested Intersection
Traffic Impacts at a Congested Intersection
The Route 202 and Ridge Road intersection is already one of the most challenging intersections in the area. The proposed development is expected to generate thousands of additional vehicle trips each day, adding substantial pressure to an intersection that already experiences congestion and delay.
Key concerns include:
- Increased traffic volumes on Route 202 and Ridge Road
- Longer queues and delays during peak hours
- Increased crash potential at an intersection previously identified as high-risk
- Additional turning conflicts associated with multiple commercial entrances and exits
- Increased cut-through traffic on local residential roads
PennDOT's review process remains ongoing, and the project has undergone multiple review cycles and revisions given numerous concerns.
24 Acres of Nearly 70% Impervious Coverage
Traffic Impacts at a Congested Intersection
24 Acres of Nearly 70% Impervious Coverage
The current plans propose converting 24 acres into a largely paved commercial center with nearly 70% impervious surface coverage. Impervious surfaces include:
- Parking lots
- Roads
- Sidewalks
- Building rooftops
When rainfall can no longer naturally infiltrate the ground, runoff increases dramatically.
This raises concerns regarding:
- Stormwater management
- Flooding
- Water quality
- Long-term maintenance of stormwater facilities
- Increased pressure on downstream waterways
While engineering models are designed to predict performance, residents remain concerned about how these systems will perform during real-world storm events, especially as rainfall patterns intensify.
Impacts to the Environment
Scale and Intensity of Development
24 Acres of Nearly 70% Impervious Coverage
The development site contains environmental features that have been the subject of ongoing public concern, including:
- Wetlands
- Streams and drainage corridors
- Forested areas
- Wildlife habitat
- Groundwater recharge areas
Residents have also raised concerns regarding:
- Potential impacts to private wells
- Protection of the fractured-bedrock aquifer system that serves the region
- Long-term water quality impacts
- Habitat fragmentation and loss
Environmental reviews are intended to identify and mitigate these impacts, but many residents believe additional scrutiny is warranted given the scale of the project.
Scale and Intensity of Development
Scale and Intensity of Development
Scale and Intensity of Development
The proposed development would significantly alter the character of the corridor.
Current plans include a large retail center featuring major commercial tenants, extensive parking areas, multiple drive-through uses, and high levels of daily vehicle activity.
Questions raised by residents include:
- Whether the scale of development is appropriate for the location
- Whether the surrounding infrastructure can adequately support the project
- The cumulative impact of nearly 1,000 parking spaces and associated traffic
- The long-term effect on nearby residential communities
These concerns are not simply aesthetic; they relate directly to traffic, safety, infrastructure capacity, and quality of life.
Unresolved Regulatory Reviews
Scale and Intensity of Development
Scale and Intensity of Development
Perhaps the most significant concern is that several important regulatory reviews remain ongoing.
PennDOT Highway Occupancy Permit Application No. 375666 has been under review for approximately one year and has progressed through multiple review cycles. As of the latest submissions, the project remained in the Traffic Impact Analysis/Traffic Impact Study (TIA/TIS) Mitigation Scope Review Phase, indicating that traffic-related issues are still being evaluated.
Residents are also closely monitoring:
- Stormwater permitting
- Environmental reviews
- Wetland and waterway approvals
- Infrastructure and utility considerations
Before major approvals are granted, residents believe it is essential that all regulatory agencies complete their reviews and that any outstanding deficiencies be fully addressed.
About Us
The Issue
A major developer, Retail Sites LLC, based in New Jersey, has proposed a 24-acre retail development at the corner of Ridge Road and Route 202.
This project threatens to permanently alter the rural character, safety, and natural beauty that make our community home.
It will bring increased traffic and congestion to already overburdened roads, heighten the risk of flooding from stormwater runoff, threaten groundwater quality, and disrupt local wildlife habitats.
Our Story
We represent thousands of homeowners and are committed to protecting the character, safety, and long-term well-being of our community through thoughtful advocacy, informed engagement, and responsible planning.
We do not oppose growth; rather, we advocate for development that is thoughtful, responsible, carefully planned, and proportionate to the capacity and character of our community.
Our Mission
As planned, this commercial development will erode the quiet, scenic character that defines our community.
Our mission is to protect the safety, well-being, and quality of life of residents of Chadds Ford and Concord Township.
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