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C-2 Zoning District
Zoning Officer Denial
Zoning Officer Denial
The C-2 zoning district in Pennsylvania is a Highway Commercial District intended to accommodate light and heavy commercial activities along major highway corridors. Permitted uses include automotive sales, service, and storage, as well as light manufacturing and warehousing. The district is designed to support commercial development, pro
The C-2 zoning district in Pennsylvania is a Highway Commercial District intended to accommodate light and heavy commercial activities along major highway corridors. Permitted uses include automotive sales, service, and storage, as well as light manufacturing and warehousing. The district is designed to support commercial development, promote economic growth, and foster local business opportunities.
Typical Permitted Uses in C-2 include:
- Retail and personal services (shops, salons, studios) conducted within enclosed buildings.
- Banks and financial institutions.
- Professional and business offices.
- Restaurants (table service and some counter service, depending on conditions).
- Automotive services and repair on site (in specified cases).
- Light manufacturing and wholesale business.
Zoning Officer Denial
Zoning Officer Denial
Zoning Officer Denial
GAS STATION
On October 27, 2025, the Concord Township Zoning Officer denied the developer’s proposed fuel pumping operations for two clear and independent reasons:
- Section 210‑127(D)(7) of the Zoning Ordinance does not permit the retail sale of gasoline as an accessory use to the proposed 53,000-square-foot supermarket.
- The proposed fuel
GAS STATION
On October 27, 2025, the Concord Township Zoning Officer denied the developer’s proposed fuel pumping operations for two clear and independent reasons:
- Section 210‑127(D)(7) of the Zoning Ordinance does not permit the retail sale of gasoline as an accessory use to the proposed 53,000-square-foot supermarket.
- The proposed fuel station does not meet the Ordinance requirement that such a use be located on a corner lot with frontage on two arterial and/or connector highways.
PRINCIPAL BUILDING
The Zoning Officer also denied the proposed 95,000-square-foot principal building, which exceeds the maximum permitted size of 65,000 SF under the Zoning Ordinance.
These rulings represent a meaningful victory for the community and a clear affirmation that zoning laws matter. They reflect the power of sustained public engagement and the necessity of upholding the Zoning Officer’s determinations, which exist to ensure that development complies with the ordinance and serves the public interest.
Zoning Hearings
Zoning Officer Denial
Zoning Hearings
The developer is currently appealing the Zoning Officer’s decisions, which require that the decision be brought to the Concord Township Zoning Hearing Board.
At the first Zoning Hearing on December 17, 2025, Save Ridge Road, through legal counsel, along with 35 concerned homeowners, successfully claimed and were granted Party Status, which
The developer is currently appealing the Zoning Officer’s decisions, which require that the decision be brought to the Concord Township Zoning Hearing Board.
At the first Zoning Hearing on December 17, 2025, Save Ridge Road, through legal counsel, along with 35 concerned homeowners, successfully claimed and were granted Party Status, which will allow each to:
- cross-examine witnesses
- call experts
- submit evidence
- appeal the decision to court
Chadds Ford Township, represented by its attorney, was also granted Party Status.
The hearing has been continued several times and is scheduled to resume on May 20, 2026.
Why Drive-Throughs Matter
Higher Traffic Volumes
The developer is leasing pads with drive-throughs, defined as restaurants or food establishments that serve customers in vehicles via a drive-through window or service lane, whether or not indoor seating is provided.
These proposed uses are not permitted on this site under current zoning. Allowing them would require the granting of multiple conditional use waivers.
Drive-through restaurants are often regulated separately because they can:
- Generate significantly higher traffic volumes
- Create vehicle stacking and queuing issues
- Increase noise, lighting, and emissions
- Impact pedestrian safety and the character of nearby residential areas
These concerns highlight why such uses are inconsistent with the site’s zoning and why careful review and community input are critical before any approvals are granted.
Concord Township Code in § 160-76 of Chapter 160
Concord Township Code section 160-76 states that all proposed subdivisions or land developments shall be coordinated and planned so as to be compatible with adjoining or nearby neighborhoods or approved subdivisions or land developments to the end that harmonious development will result. Such coordination shall also pertain to subdivisions or land developments located adjacent to neighboring municipalities.
In simpler terms: when a developer submits a subdivision or land development plan in Concord Township, Delaware County, PA, they must show that the proposal has been designed with consideration for surrounding land, existing or future developments, and that the infrastructure (streets, utilities, stormwater, etc.) will connect or align properly with adjacent or nearby properties.
The Zoning Hearing Process
How Residents Can Participate
1. Appear and Speak at the Hearing (Simple, No Lawyer Needed)
Any resident may:
- speak during public comment
- submit photos, documents, or expert letters
- You do not need to be a party for this — but party status gives more rights.
2. Request PARTY STATUS
Save Ridge through our attorney and several homeowners have been granted Party status, which will allow each to:
- cross-examine witnesses
- call experts
- submit evidence
- appeal the decision to court
Who is typically granted party status?
- People who live near the property
- HOAs
- Neighborhood groups
- Directly affected residents on connecting roads
3. Submit Written Evidence or Expert Reports
Common things residents submit:
- Traffic safety analysis
- Sight-distance photos
- Stormwater flooding evidence
- Noise or lighting impact reports
- Zoning ordinance citations (often overlooked by developers)
Pennsylvania Municipalities Planning Code
This Code helps with planning for land uses that cross township lines — like shopping centers, quarries, highways, or large housing developments — and sharing responsibility for providing a full range of uses required under Pennsylvania law.
Example application: If Concord Township and Chadds Ford Township wanted to jointly plan the Route 202 corridor, they could adopt a joint comprehensive plan and compatible zoning ordinances under Article VIII that would allow coordinated traffic, design, and use standards — and shared review through a joint zoning hearing board.
For any Pennsylvania township (like Concord Township in Delaware County):
- The township’s zoning ordinance and subdivision & land development ordinance (SALDO) must conform to the MPC.
- Zoning hearings, variances, and conditional uses all follow MPC procedural rules.
- Neighboring municipalities can comment on developments near shared borders
- Residents and developers can appeal zoning decisions to the Court of Common Pleas under Article X.