Learn About Zoning and Codes
C-2 Zoning District
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.
Zoning Officer Denial and Appeal
UPDATE: At the first Zoning Hearing on December 17, 2025 Save Ridge Road through legal counsel, along with 35 additional homeowners, claimed and were granted PARTY STATUS, as was Chadds Ford Township through its attorney. The hearing has been continued and will resume on 1/21/2026. The developer is appealing these zoning officer's decisions:
GAS STATION
On October 27, the Concord Township Zoning Officer denied the developer’s proposed Fuel Pumping Operations for two independent and sufficient 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 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 building size of 65,000 SF under the Zoning Ordinance.
What is Zoning Relief?
Concord township has announced that this Land Development and Conditional Use application have been paused while the applicant applies for Zoning Relief. Here is the process:
A. Filing
Developer files:
- application, engineered plan, traffic info, zoning relief justification and fee
- Concord Acquisition LLC - ZHB Applications.pdf
B. Legal Notification
Required under the PA MPC:
- property is posted; neighbors receive mailed notice and newspaper notice published.
- Several small signs have been posted on the property which are unreadable from a car due to the size.
C. Zoning Hearing Board (ZBH) Meetings
At the hearing:
- Developer presents experts (engineer, traffic, planner)
- Township presents zoning officer
- Residents granted PARTY STATUS may appear, testify, cross-examine and receive evidence.
- Hearings may span multiple meetings
D. Decision
- ZHB issues a written decision: They can approve, approve with conditions or deny
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)
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.
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.