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News May 2026 - Revised Plan
Key Zoning Updates - Revised Plan
Traffic Plan for Ridge - Recommendations
Parking & Site Design - Revised Plan
In its revised development plan submitted May 8, 2026, the developer acknowledges that several components of the plan — including the car wash, restaurant drive-through, and outdoor dining areas — are conditional uses that require Township approval rather than being permitted by right. An amended Conditional Use Application has reportedly been submitted.
One notable revision is the removal of the previously proposed gasoline fueling station, which is intended to address prior zoning concerns related to accessory uses.
The developer also now states that no individual building will exceed 65,000 square feet, avoiding additional design standards triggered by larger structures.
Revised plans also include a 60-foot patio area between major buildings to address separation and design concerns.
Parking & Site Design - Revised Plan
Traffic Plan for Ridge - Recommendations
Parking & Site Design - Revised Plan
Retail Sites continues to request approval for parking located between buildings and the street, which may be permitted through conditional use approval.
The plan proposes approximately 743 -763 parking spaces (2 different figures sited on documents) and seeks flexibility regarding the required number and arrangement of spaces, citing shared parking concepts as justification.
The developer also requests waivers for driveway widths that exceed ordinance limits, arguing that wider access points are necessary for safe vehicle turning movements onto state roads.
Traffic Plan for Ridge - Recommendations
Traffic Plan for Ridge - Recommendations
Traffic Plan for Ridge - Recommendations
Chadds Ford Township has submitted a Highway Occupancy Permit comment letter to PennDOT regarding proposed traffic changes associated with “The Shoppes at Concord."
The comments are advisory only and do not automatically alter the project unless either the developer agrees to the changes or PennDOT requires them as part of the permitting process. Both Route 202 and Ridge Road are state-owned roadways under PennDOT jurisdiction.
Chadds Ford retained engineering firm Herbert, Rowland & Grubic to evaluate the traffic impacts. In its review, HRG expressed concern that the proposed roadway changes could transform Ridge Road from a local roadway into a higher volume through route, fundamentally changing its character.
News April 2026
Victory - Sign Changed to Propos
Victory - Giant Liquor License Denied
Victory - Giant Liquor License Denied
The sign’s replacement shows that persistence works. It reinforces that transparency isn’t optional—and that when residents stay engaged and demand accurate information, it leads to accountability and better outcomes for the community.
The effort for the removal of the 'approved' sign matters because that misinformation shaped public perception for months. It discouraged residents from asking questions or participating—making it seem like decisions were
final when they are not.
This effort also set a precedent. It sent a clear message that the community is paying attention and expects the same standard of honesty from institutions and developers that residents are expected to uphold in their own dealings. It forced transparency that is essential for maintaining trust—not just in this project, but in future decisions that will affect the community.
Victory - Giant Liquor License Denied
Victory - Giant Liquor License Denied
Victory - Giant Liquor License Denied
UPDATE: Giant has filed an appeal in the Delaware County Court of Common Pleas:
Case Number: CV-2026-004180
The Giant Company LLC v. Concord Township
Classification
Civil - Civil Appeal - Statutory Appeal: Other
Filed Date: 04/27/2026 6:00 PM
On April 7, 2026, Concord Township considered a resolution to approve the inter-municipal transfer of Restaurant Liquor License No. R-15669 from the Pennsylvania Liquor Control Board to The Giant Company, LLC for use at the proposed Giant Food Store in the Shoppes at Concord.
The vote resulted in a 2–2 tie, with one council member recusing himself. As a result, the resolution did not pass.
Dana Rankin and John Gillespie voted in favor, while Larry Mutschler and James Hunt voted against. Council President Dominic A. Pileggi recused himself due to a conflict of interest, as he owns neighboring property.
This outcome represents an important precedent: approving a liquor license for a project that does not yet exist is not guaranteed—and requires proper scrutiny and justification.
Victory - Stormwater Permit Withdrawn
Victory - Giant Liquor License Denied
Victory - Stormwater Permit Withdrawn
On February 24, 2026, the developer withdrew its submitted Notice of Intent (NOI) seeking an amendment to its coverage under the National Pollutant Discharge Elimination System (NPDES) permit administered by the Pennsylvania Department of Environmental Protection.
This withdrawal is procedurally significant. Without an approved amendment, the proposed changes to stormwater management and earth disturbance activities are not authorized under the NPDES permit. As a result, any land development plan relying on those revisions lacks the necessary state-level environmental approval.
If the developer submits a new or revised application, an updated review through the Pennsylvania Natural Diversity Inventory (PNDI) will be required. The current PNDI review expires at the end of May 2026 and was tied to a prior plan that is not materially related to the plan accepted by Concord Township in September 2025. A new PNDI review ensures that any updated proposal is evaluated for potential impacts to protected species and habitats.