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PennDOT Phase 1, Cycle 2
Why this Matters to the community
PennDOT’s review of the Highway Occupancy Permit for the Shoppes at Concord is still underway. Although the applicant has publicly characterized the remaining PennDOT comments as minor, the permit process still includes unresolved traffic, signal, roadway, construction, municipal-coordination, and traffic-mitigation requirements.
The most recent PennDOT review materials continue to address the proposed access points on Route 202, the existing Route 202/Ridge Road/Springhill Drive intersection, reconstruction of Ridge Road, construction detours, traffic calming, signal documentation, and coordination with both Concord Township and Chadds Ford Township.
Several important steps therefore remain before the public should consider PennDOT’s traffic review complete.
Mitigation Meeting Requirement
PennDOT has required a traffic mitigation meeting as part of the review process.
A mitigation meeting is important because it moves the discussion beyond simply measuring whether an intersection technically operates within a particular traffic model. It is intended to address what improvements or other measures may be necessary to reduce or manage the actual transportation impacts created by the development.
For this project, those impacts are particularly significant because the developer’s own traffic study projects thousands of additional vehicle trips each day, including substantial additional traffic entering and leaving Ridge Road.
Outstanding Mitigation Issues - Cycle 1
Outstanding Mitigation Issues - Cycle 1
Issues that may need to be addressed through mitigation include:
- congestion and intersection operations;
- increased traffic on Ridge Road and surrounding roads;
- speeding and cut-through traffic;
- pedestrian and neighborhood safety;
- intersection and signal improvements;
- impacts created during construction and the proposed Ridge Road closure;
- traffic calming; and
- coordination between PennDOT, Concord Township and Chadds Ford Township.
The mitigation process is point in the PennDOT review where the anticipated impacts of the development and possible measures to address those impacts must be discussed.
Required Traffic-Calming Studies
Outstanding Mitigation Issues - Cycle 1
PennDOT has also required additional traffic-calming studies for Ridge Road and other affected roads.
These studies are commonly conducted using PennDOT's TE-125 traffic-calming process. The purpose is to collect actual roadway information—including vehicle speeds, traffic volumes and roadway conditions—and determine whether traffic-calming measures may be warranted.
PennDOT has indicated that individual study locations must be identified and that a TE-125 evaluation will be required for each applicable location.
This is particularly important for Ridge Road because the development is projected to substantially increase traffic on a road that is presently primarily residential west of Route 202.
Potential traffic-calming measures could ultimately include changes such as speed-management treatments, signage, pavement markings, intersection treatments or other physical or operational improvements. The study itself does not automatically mean that a particular traffic-calming measure will be installed. It establishes the data and engineering basis for determining what measures may be appropriate.
Study Locations are Important
The location of the traffic-count and speed-study points is critical.
A monitoring location close to the shopping center may document conditions immediately adjacent to the development but may not capture what happens farther west on Ridge Road, where additional vehicles may travel through established residential areas.
Homeowners have therefore raised concerns about whether the proposed study locations adequately represent the portions of Ridge Road that could experience the greatest change in traffic.
This is especially important along sections of Ridge Road with curves, limited sight distance, residential driveways, and intersections such as Heyburn Road, Ring Road, and other neighborhood roads.
If the purpose of the study is to determine how development-generated traffic affects Ridge Road, the study locations should reasonably capture the residential areas where that traffic will actually travel.
Ridge Road Detour Disrupts Safe Access
The project also involves substantial reconstruction of Ridge Road near the development.
The plans contemplate significant roadway work, including changes in roadway grades and a temporary closure or detour during construction. Project documents have described the closure as lasting “not more than one summer season.”
For residents who rely on Ridge Road for daily access to their homes, this is not a minor construction detail.
The construction and detour plans must account for emergency vehicles, school buses, residents, deliveries, and traffic that may be displaced onto surrounding roads.
PennDOT continues to review the project's Maintenance and Protection of Traffic plans, commonly referred to as MPT plans, which govern how traffic will be handled while the roadway work is occurring.
Timing of Traffic Calming Studies
Earlier discussions focused heavily on studying traffic conditions after the shopping center opened. More recent PennDOT correspondence indicates that traffic-calming planning and implementation cannot simply be postponed until after construction.
PennDOT has required the applicant to develop the traffic-calming program during the permitting and construction process, while allowing post-construction data to help confirm conditions after the development is operating.
That distinction matters.
A purely post-construction approach would mean waiting until additional traffic and speeding problems were already occurring before determining what to do. PennDOT's more recent direction indicates that the applicant must address the traffic-calming process in advance, with additional study after construction where appropriate.
Route 202/Ridge Road Signal
Another important issue involves the existing signal at Route 202, Ridge Road and Springhill Drive.
PennDOT's traffic-signal documentation identifies this as an intersection involving both Concord Township and Chadds Ford Township, and the existing signal permit reflects joint municipal involvement.
Because proposed development improvements affect this intersection, signal modifications cannot be viewed solely as a Concord Township matter. Chadds Ford Township's role and required approvals remain important components of the process.
This is one reason homeowners have repeatedly requested meaningful coordination among PennDOT, Concord Township and Chadds Ford Township before final transportation approvals are issued.
Stormwater-system deficiencies remain
Stormwater-system deficiencies remain
In previous Cycle reviews, PennDOT found that portions of the proposed drainage system remain incomplete or technically deficient. The applicant must enlarge an undersized stormwater pipe, reduce excessive water spread at several inlets, add a missing portion of the storm-sewer system to the drainage report, evaluate whether outfall protection is needed, and either replace an existing corrugated-metal pipe or use video inspection to show it remains in satisfactory condition.
PennDOT also questioned whether the proposed pipes can properly connect to a planned manhole at the angles shown.
HOP PERMIT APPLICATION # 40633-375666
Why It Matters to Homeowners
Responsible Design to Safeguard Residents
Inclusive and Transparent Planning
PennDOT issued its latest comments on September 21, 2026. Those comments are identified in the record as Cycle 5, and also as Phase 1, Cycle 2, reflecting PennDOT’s current review structure for the Highway Occupancy Permit application.
The next step is for the applicant to respond to PennDOT’s outstanding comments and submit revised plan
PennDOT issued its latest comments on September 21, 2026. Those comments are identified in the record as Cycle 5, and also as Phase 1, Cycle 2, reflecting PennDOT’s current review structure for the Highway Occupancy Permit application.
The next step is for the applicant to respond to PennDOT’s outstanding comments and submit revised plans and supporting materials. PennDOT will then review those responses to determine whether the remaining traffic, signal, roadway, construction, drainage, and municipal-coordination issues have been adequately addressed. Separate requirements also remain for the traffic mitigation meeting and the required traffic-calming studies, including evaluation of locations on Ridge Road and other affected roadways.
Homeowners who were granted formal Intervenor status will continue to participate in the PennDOT proceeding and may review and respond to future submissions within the scope established by the hearing officer. Their participation is particularly important because Chadds Ford Township and residents of the roadways most likely to experience additional traffic were not meaningfully included in the applicant’s original review process.
The September 21 comments therefore do not represent the end of PennDOT’s review. They begin another round of responses, revisions, technical review, mitigation planning, and municipal coordination before PennDOT can determine whether the Highway Occupancy Permit requirements have been satisfied.
Inclusive and Transparent Planning
Responsible Design to Safeguard Residents
Inclusive and Transparent Planning
Effective mitigation of traffic on minor collector roads—such as Ridge Road—must begin with an understanding of their intended function. Minor collector roads are designed to serve local traffic, connect neighborhoods, and provide access to homes at relatively low speeds. They are not intended to carry high volumes of regional or commerc
Effective mitigation of traffic on minor collector roads—such as Ridge Road—must begin with an understanding of their intended function. Minor collector roads are designed to serve local traffic, connect neighborhoods, and provide access to homes at relatively low speeds. They are not intended to carry high volumes of regional or commercial traffic, nor to function as alternative routes to bypass congestion on nearby arterial roads.
Because Ridge Road primarily serves residential neighborhoods, any traffic mitigation related to the proposed development must follow a comprehensive, community-based planning approach, with direct and meaningful input from both the township and the residents most affected. Decisions about access design, traffic controls, and circulation patterns should reinforce the road’s residential character and safety function—not undermine it.
Without an inclusive and transparent planning process, traffic “mitigation” risks becoming a tool that accommodates increased traffic volumes by redirecting them onto residential roads, rather than genuinely reducing impacts. For a development of this scale and location, effective mitigation must prioritize preserving the intended function of a minor collector road, protecting public safety for residents and pedestrians, and maintaining neighborhood character—not simply facilitating projected commercial traffic demand.
Responsible Design to Safeguard Residents
Responsible Design to Safeguard Residents
Responsible Design to Safeguard Residents
A responsible Highway Occupancy Permit (HOP) design must reinforce—not undermine—the intended function of the local road network. Each roadway has a defined role: arterial roads are designed to carry higher volumes of regional and commercial traffic, while residential and minor collector roads are intended to support local access, lower
A responsible Highway Occupancy Permit (HOP) design must reinforce—not undermine—the intended function of the local road network. Each roadway has a defined role: arterial roads are designed to carry higher volumes of regional and commercial traffic, while residential and minor collector roads are intended to support local access, lower speeds, and safe neighborhood mobility. Access strategies should reflect and respect these distinctions.
Commercial access design should ensure that the majority of site traffic enters and exits directly from arterial roadways, minimizing incentives for drivers to seek faster or more convenient routes through residential neighborhoods.
Without a clear focus on preserving road function, the HOP risks becoming a mechanism that prioritizes development convenience and traffic throughput over public safety and community well-being.
Redirecting or absorbing commercial traffic onto residential roads may improve level-of-service metrics at a single intersection, but it does so at the expense of neighborhood safety, quality of life, and long-standing township planning goals.
Concerns at a Glance
High-Risk Site Characteristics
This location exhibits several characteristics commonly associated with higher-risk access sites:
- Multiple closely spaced access points
- Addition of a half signal on a major arterial
- High peak-hour traffic volumes
- Limited turn storage
- Behavioral uncertainty in traffic distribution
Given these factors, the site should be treated conservatively, with enhanced review and mitigation standards.
Ridge Road Traffic Assumptions
The plan assumes:
- 60% of northbound site traffic will use the new half signal.
- 40% will continue to use Ridge Road.
This assumption supports a projected 21–26% reduction in westbound Ridge Road traffic. If this assumption is wrong, Ridge Road congestion and safety impacts could be significantly understated.
- Drivers may continue to use Ridge Road due to:
- Habit
- GPS routing
- Avoidance of signal delay
Traffic West of the Site & Local Connector Roads
The analysis does not fully evaluate:
- Traffic patterns west of the proposed development
- Downstream intersections
- Impacts on local minor connector roads
If drivers divert to avoid the half signal or the signal at the Ridge Road intersection nearby neighborhood roads could experience increased cut-through traffic, creating secondary safety and congestion issues not currently reflected in the traffic study.
Left-Turn Lane Length & Spillback Risk
The plan proposes a 200-foot northbound left-turn lane at a new half signal on Route 202.
Key concern:
- It has not been conclusively demonstrated that this storage length will prevent queue spillback during peak hours.
- If queues exceed 200 feet, traffic could back up into through lanes or extend toward Ridge Road.
- Spillback on Route 202 would create significant safety risks and corridor disruption.
Weaving & Access Conflicts
The proposed configuration creates potential weaving movements:
- Vehicles exiting Glen Eagle Square may attempt to cross lanes to access the new left-turn lane.
- Signage alone may not adequately address this risk.
Access Design and Cut-through Traffic
Poorly designed access can unintentionally invite cut-through traffic when convenience or intersection efficiency is prioritized over neighborhood protection. A responsible Highway Occupancy Permit (HOP) must reinforce the road network’s hierarchy—arterials for regional and commercial traffic, and residential or minor collector roads for local, low-speed travel.
Cut-through traffic often results from access designs that favor residential movements, place driveways too close to neighborhood intersections, direct internal site traffic toward local roads during peak hours or make residential routes faster than staying on arterials—often amplified by navigation apps.
When this happens, residential roads become shortcuts for non-local drivers, leading to higher traffic volumes, faster speeds, more conflict points, and reduced safety for residents, pedestrians, cyclists, school buses, and emergency vehicles.
A responsible HOP must protect roadway function and community safety. Development convenience cannot come at the expense of surrounding residential areas. Commercial traffic belongs on arterial roads—residential streets must remain safe, predictable, and local.
Learn More About Your Rights
What is a PennDOT HOP
A Highway Occupancy Permit (HOP) — authorized by 75 Pa. C.S. § 420, implemented through 67 Pa. Code Chapter 441 — is required for any new driveway, access, or drainage connection to a state highway. The HOP regulates access points (driveways, turn lanes, signals, drainage) — not land use itself.
PennDOT evaluates safety, traffic impact, and drainage, but not zoning or land development policy — those stay under municipal control. Developers typically cannot get final land development approval without an HOP, and vice versa.
Who Can Intervene?
To date, several affected homeowners have filed, and some have been granted the right to intervene (after a hearing officer review) in this PennDOT HOP application.
Private individuals or entities may intervene if they can show:
- Direct, substantial, and immediate impact
- Not just generalized community concern
Examples Include:
- Abutting landowners
- Owners whose only access or sight distance is affected
- Owners facing measurable traffic, safety, or drainage impacts
What “Limited Intervention” Means (Very Important) - PennDOT frequently grants limited intervention, which usually allows intervenors to:
✔ Inspect and copy the HOP file
✔ Submit written comments or objections
✔ Respond to revised submissions
✔ Have comments considered by the PennDOT
Strategic Summary for Homeowners
- File Right-to-Know request for HOP plans.
- Submit detailed written objections or a Petition to Intervene to PennDOT and township engineers.
- Request active township engagement in the HOP application and traffic plan
- If approved and materially harmful, consult counsel about Commonwealth Court appeal or challenging related local approvals.
Strategic Summary for Homeowners
- File Right-to-Know request for HOP plans.
- Submit detailed written objections or a Petition to Intervene to PennDOT and township engineers.
- Request active township engagement in the HOP application and traffic plan
- If approved and materially harmful, consult counsel about Commonwealth Court appeal or challenging related local approvals.
File Written Comments
Reference the above HOP application number, identify yourself as a nearby property owner, and explain specific, factual safety or drainage concerns, FOR EXAMPLE:
- Insufficient sight distance or turning radius
- Increased crash risk from driveway placement
- Added traffic congestion or cut-through impacts
- Drainage onto your property
- Conflict with township zoning or subdivision plan
Keep it professional — PennDOT must include substantive comments in its file.