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Concord receives new plan for Retail Sites

Headlines, Local News, Local News Chadds Ford, Local News Concord

Screenshot — Concord receives new plan for Retail Sites

Concord Township Council Tuesday night accepted for review an updated plan for a controversial shopping center at Route 202 and Ridge Road. There was no formal presentation and only a few residents from Chadds Ford addressed council on the matter.

Sheriden Black, from the Ridings in Chadds Ford, asked how the presentation of the plan would affect the deadlines going forward.

According to Council Co-Vice President John Gillespie, the introduction of the plan restarts the formal review process, “a 90-day clock,” he said.

Gillespie continued, saying, “When a plan gets submitted to a municipality, we as an administrative body have 90 days to make a decision. So, it goes to the Planning Commission. The Planning Commission finishes up with a recommendation, then we deliberate and make a decision. Sometimes, most times [that clock] gets extended, especially with a large project like we’re seeing; I’m sure it will be extended, maybe once, maybe twice, who knows?”

He said that those requests for extensions may be to give the applicant time to address concerns brought up by the various professionals, such as the township engineer, fire marshal, land planning consultant or others. Gillespie also said there are some conditional use issues, such as a proposed car wash, that need to be considered. Those issues will have to go for a conditional use hearing before they can be approved.

Township solicitor Hugh Donaghue interjected, saying, “The likelihood of this moving forward in 90 days from tonight is, in my humble opinion, doubtful.”

With the introduction of this revised plan, an older plan for the Shoppes at Concord is withdrawn.

The original plan had several points that came under dispute by the township zoning officer, and the appeal of his rulings resulted in two hearings on the matter in December last year and January this year, but those proceedings had been continued to July 15 and will now likely be withdrawn.

Paul Lincoln, also of the Ridings, urged council to enact and enforce downstream stormwater protection. Being that the location in question lies within the Brandywine Watershed, any stormwater runoff from the site would flow west toward the Ridings and beyond toward the Brandywine Creek.

With no formal presentation or further discussion, Council simply accepted the plan for further review.

Other business

• Council appointed Emily Dugan to the Parks & Recreation Board for a term ending March 5, 2029.

• Council also agreed to accept a renewal of the contract with Verizon for that company to continue providing internet and television service to the township residents.

• Additionally, the council voted to authorize advertising for a hearing on a data center ordinance. Council President Dominic Pileggi said there have been no applications to build a data center in the township as yet.

Solicitor Donaghue said the proposed ordinance to be addressed in the hearing would require such centers be located in the Light Industrial Zoning District on a property of at least 8 acres.

• Under announcements, the township’s Planning Commission is scheduled to meet on June 15. Also, Summer Kickoff begins this coming weekend with movies and concerts to be held in the park. The movie kickoff is for the film Minecraft, to be held Friday, June 5, at 7 p.m., and the concert kickoff is scheduled for June 7, featuring DelCrows, also at 7 p.m.

• Township Manager Amanda Serock said the township was recently given a Safety Committee Award for “outstanding contributions to excellence in workplace safety” at a conference with multiple municipalities and insurance companies.

Serock said she was especially proud of the award because she initiated a Workplace Safety Committee when she became manager.

About Rich Schwartzman

Rich Schwartzman has been reporting on events in the greater Chadds Ford area since September 2001 when he became the founding editor of The Chadds Ford Post. In April 2009 he became managing editor of ChaddsFordLive. He is also an award-winning photographer.

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Save Ridge continues its fight

Headlines, Local News, Local News Chadds Ford, Local News Concord

Members of Save-Ridge.org are continuing their fight against the Shoppes at Ridge Road and are asking Chadds Ford Township supervisors for assistance. The group filed a letter with the Board of Supervisors expressing concern over the township’s role regarding stormwater infrastructure associated with the proposed shopping center. Members of 43 households signed the letter.

The Shoppes at Concord is the proposed shopping center at Ridge Road and Route 202. The 25-plus acre site is in Concord Township but abuts Chadds Ford. Retail Sites of New Jersey is the developer.

During the May 27 workshop meeting of the Chadds Ford Township supervisors, Ellen Spoehr of the Save-Ridge group said:

“As homeowners, we would like to express sincere concerns about the Stormwater Management Plan for the proposed development at Route 202 and Ridge Road. After a quick preliminary look at the plans, a licensed engineer has identified what appeared to be several significant issues with the design. Particularly, a substantial portion of this stormwater runoff flows directly west into Chadds Ford and the Ridings neighborhood.”

That westerly flow of stormwater runoff that Spoehr cited was later supported by Supervisor Samantha Reiner, who commented that the proposed site for the center is in the Brandywine watershed and that all runoffs will flow west to the Brandywine Creek, and, therefore, through the Ridings and other properties between there and the creek.

Spoehr continued, “Residents deserve a full and transparent explanation of how this system will function, and what safeguards are truly in place to protect neighboring homes and properties. The 43 homeowners that signed this letter or households, it’s actually 55 homeowners are deeply concerned about PennDOT’s repeated requests that all of their documented comment letters that Chadds Ford applied for and maintain the stormwater management system within the PennDOT right of way associated with this project.”

She said the homeowners ask that the supervisors “decline any application or agreement that would place long-term maintenance responsibility for this infrastructure on Chadds Ford Township.”

Spoehr argued that since the proposed development is in Concord Township, the responsibility for stormwater control is on Retail Sites or Concord.

The letter Spoehr emailed and then again gave to the supervisors specifically states, “This application requires separate applications from both Concord Township and Chadds Ford Township for the maintenance of stormwater facilities in each municipality.”

The letter also includes eight specific questions regarding the HOP [highway occupancy permit] regarding stormwater. Among those questions are:

Does Chadds Ford Township intend to submit the separate Highway Occupancy Permit application requested by PennDOT for stormwater maintenance responsibilities?
Has the Township already agreed, formally or informally, to assume maintenance obligations for any portion of the proposed stormwater system?
What analysis has been conducted regarding the long-term financial liability, repair obligations, and replacement costs associated with these facilities?
Has the Township negotiated or secured any legally binding financial guarantees to protect taxpayers from future maintenance burdens?
Will the Planning Commission require Retail Sites to present this stormwater maintenance proposal for a full independent engineering review?
Will the Township require sufficient funding from the developer to ensure that such an engineering review is conducted thoroughly and independently in order to protect residents and taxpayers?

The letter also said: “As homeowners and taxpayers, we are deeply concerned that public entities may ultimately inherit perpetual maintenance responsibilities for infrastructure that primarily serves a private commercial development located in Concord Township (where the township border remains in question). Long-term stormwater maintenance obligations can become extraordinarily expensive, particularly as infrastructure ages and requires repair or replacement.”

After Spoehr’s presentation, there followed a roundabout discussion including the history of what has transpired over the years as other developers wanted to put in a shopping center at the same location.

Sheriden Black supported Spoehr’s comments, while others spoke about traffic issues and the fact that they simply don’t want it because it would destroy the character of that part of Chadds Ford Township.

Township solicitor Mike Maddren said the township has not yet been asked to sign off on any stormwater-related HOP but then spoke about how the same issue arose when Pettinaro had the property, and that the township went to court over the matter.

He added that there’s not much more to do until the design of the shopping center is closer to being final.

The plan has been amended during the last few months but has not been formally introduced to Concord Township Council. What has been happening is that an appeal of Concord Township’s zoning officer determination has been continued from January to July. However, since then a proposed gas station has been removed, something the Save-Ridge group definitely wanted removed.

And traffic still is a major issue for Save-Ridge. That issue was addressed, at least in part, earlier this month when a traffic engineer retained by Chadds Ford Township made recommendations. That story may be found here.

Other business

Supervisors approved submitting a grant application for Archie’s Corner at the intersection of Ring and Bullock Roads. Supervisors’ Chairman Timotha Trigg said there are actually two issues, one for the woman and the other for the site.

“We are looking to submit a nomination for Rev. Lydia Archie to receive a Pennsylvania Historical marker,” she said, but while working on that application, they found that there is a small [matching grant] grant of up to $7,500,” she said.

She explained that this would allow the township to begin preparation for a nomination for the National Register of Historic Places for the site at Ring and Bullock. The match, she said, could be anywhere from $2,500 to $7,500.

The proposal to apply for the matching grant of up to $7,500 passed 3-0. Getting the historical marker for Mother Archie would not cost the township anything, Trigg added.

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Save-Ridge blasts Retail Sites

Local News, Local News Chadds Ford

DSC_2899-Paul-Lincoln — Paul Lincoln, of Save-Ridge.org, talks about the origin of the group, what it’s accomplished so far and what it aims to do, to “challenge every dimension of this development.”

The ongoing concern over the proposed Shoppes at Concord shopping center at Ridge Road and Route 202 continued Friday as the group Save-Ridge.Org held a fundraiser. And members of the group did blast the plan and the developer, Retail Sites, for its proposal for the site. The event was held at The Crown Tavern on Route 202, across from the proposed shopping center.

The site in question is in Concord Township, but it abuts Chadds Ford. The original plan called for a gas station on the property, but that has since been removed from the amended plan.

Concerns right now are focused on proposed traffic pattern changes on 202 and Ridge.

Acting as the emcee for the evening was Alex Herzlinger.

“I’m excited about the turnout and the energy as we all work together to stop this crappy development.”

That comment was met with applause. He then commented on the removal of the proposed gas station. “The gas station is out, but we’re just getting started.”

That comment was met with more applause and yelps of approval.

The first speaker was Paul Lincoln, who lives in the Ridings.

He said he and his family moved into the Ridings in 2018, and he added, “I immediately fell in love with the community and the neighborhood, the bucolic feel.”

He went on to explain the history of the Save-Ridge group, how it came together in the autumn of 2025.

“We learned what Retail Sites wanted to do and we were horrified,” he said. “Things were being designed that were not compliant with zoning ordinances, which were not in character with our community. That was our motivation. Since then, it’s been a journey. We’ve had some success, reaching out to our neighbors, letting them know what we’re advocating. It’s really simple, we have our values, traffic, water, environment, and character of the community. That’s what we’re asking for.”

Liz Moro, who is challenging Republican state Rep. Craig Williams for the 160th Legislative District seat, addresses the crowd at the fundraiser, telling people to keep up the pressure.

Lincoln went on to say the group has raised “significant funds to hire lawyers and expert advisors to challenge every dimension of this development as it impacts our neighborhood.”

The third speaker was Caróle Sinclair-Thompson, who said before addressing the crowd of about 50 people that she likened the actions of Save Ridge to those of an octopus.

“There’s great concern about what’s going to happen with the traffic situation. Now, we just have to inform people; we need to get people together. It’s like an octopus. It’s like the tentacles reach out for more people…We’ve had 50-plus people sign up for tonight. We have to think that every person has 10 people that they know, and hopefully, more people will get involved.”

A specific problem with the traffic, she said, is that the plan calls for an additional traffic light on Route 202 about 500 feet south of the intersection with Ridge Road, so vehicles can enter the site by making a left turn directly into the site from 202.

“There’s a pond there. What are they going to do, go through the pond? And I’m really worried about what they’re going to do on Ridge Road.”

The current plan calls for four eastbound lanes on Ridge, one a dedicated right turn lane, another straight through lane, and two dedicated left turn lanes. A single westbound lane would remain as is.

When she addressed the attendees at the fundraiser, Sinclair-Thompson said she came to Chadds Ford 38 years ago and “fell in love with the area, the rolling hills, the whole typography, the cloud formations, and the sunsets.”

Yet, she noted with an element of dismay about the number of parking spaces on the Retail Sites plan.

“The idea of 740 parking spots and a huge shopping center just really gets to me. I’m not saying that it shouldn’t be something, but my dream is to do what Crebilly Farm did and save the land.”

[Westtown Township rejected Toll Bros.’ plan to develop Crebilly and increased taxes to buy the property and keep it as open space.]

Sinclair-Thompson said she’d like to see a dog park or a museum dedicated to the Lenni-Lenape. Short of that, she said, she’d like to see a developer come in with a plan to build luxury homes.

Again, she brought up the analogy of an octopus.

“We’re going to put out our tentacles. We’re going to tell people about what’s going on and how much we love this area. Do we need more traffic? I don’t think we do…The congestion is enormous.”

Liz Moro, the Democrat who is again challenging state Rep. Craig Williams for the 160th Legislative District seat, also spoke.

“I hear you, and I’m here because this matters,” Moro said.

Moro acknowledged she’s running against Williams, but said she wasn’t attending in that capacity; rather, she said she wanted to share what she did for Crebilly.

She said she and her husband, who live in Pennsbury Township, started a group called Neighbors for Crebilly because they felt it better to say what they were for rather than what they were against.

“We were standing up against Toll Bros., one of the largest home builders. I had my Pennsylvania real estate broker’s license, and I was the manager of an office. I wasn’t very popular when I said I was going to shut that down because everyone wanted a paycheck,” she said.

She went on to say that saving Crebilly from Toll was the right thing to do. It was about the quality of life.

She then quoted Margaret Mead, who once said, “There’s never a doubt that a small group of committed citizens can change the world. For, indeed, it’s the only thing that ever has.”

She advised people to continue showing up at meetings and continue talking to their neighbors.

“When things get broken in our community, neighbors, when they come together, can fix them,” she said.

Several of the people from Chadds Ford spoke from their tables, but one person from Concord Township also spoke.

Trish Young said, “I am tired of living where anything goes in Concord Township.”

She said it’s been that way for a long time, and how the farms have become developments, adding that she’s thrilled to be part of the Save-Ridge group.

“I’m thrilled to help. I’m in standing with Concord Township, and I’m fighting this. I do believe in development, I’m not entirely against development…but this is not smart growth, and that’s what we need to protect our water and the air.”

Young added that the traffic is already incredible and will only get worse.

“It scares me how much worse it will get,” she said.

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Proposed traffic changes for Ridge Road

Local News, Local News Chadds Ford

An overview of the traffic plan submitted by Retail Sites. One access point is the driveway (above the red mark). Retail Sites has proposed a half signal allowing for only right-in, right out, but the Chadds Ford suggestion if for a full signal there, so that traffic exiting the site could go north or south.

Chadds Ford Township has provided a Highway Occupancy Permit comment letter regarding traffic changes suggested for the proposed shopping center at Route 202 and Ridge Road. The letter is to propose changes to the plan submitted by Retail Sites.

As has been reported, the proposed shopping center, The Shoppes at Concord, is controversial since the property itself is in Concord Township, but it abuts Chadds Ford Township. Retail Sites, the applicant, has been involved in zoning hearings in Concord, but there have been continuances since the last zoning hearing in January. Its next scheduled session is in July.

The letter Chadds Ford submitted is for comment only at this point and will not have any bearing on what happens unless the applicant agrees or unless PennDOT imposes the changes on the developer. Route 202 and Ridge Road are both state roadways and come under PennDOT purview.

Chadds Ford went to the firm of HRG, Herbert, Rowland & Grubic for its own traffic assessment. In a letter to PennDOT, Eric M. Kaufman, of HRG, wrote:

“Chadds Ford Township seeks to preserve Ridge Road’s function as a local roadway and is concerned that the extent and scale of the proposed improvements may encourage increased through‑traffic, fundamentally altering the roadway’s classification and operating character in a manner that is inconsistent with the roadway’s functional classification and accepted access management principles.”

Kaufman made a presentation to Chadds Ford supervisors during the board’s May 13 meeting. His remarks covered two areas: a proposed access point on Route 202 and an access point on Ridge Road, along with a change in the traffic pattern on that street.

The developer has proposed a partially signalized intersection on Route 202 just a few hundred feet south of Ridge Road, where the split on 202 ends. Retail Site’s plan also calls for Ridge Road to be widened with four eastbound lanes — one being a dedicated right turn lane, a straight through lane into Glen Eagle Square, and two left turn lanes.

Kaufman said the half signal toward the end of the split south of Ridge “would stop southbound to allow left turns to come into the site from 202. What we are requesting in our letter is that we make this a full signal to allow left turns to come out.”

He explained that the proposed half signal would only allow for a right turn out onto southbound Route 202.

“What we believe that [full signal] will do is negate the need to have one of these left turns coming out of Ridge…because half of the left turn movement would be coming out here [onto 202]. We feel that this will reduce the widening [on Ridge] by about 12 feet.”

That is one thing they want PennDOT to consider, instead of a right-in, right-out driveway.

During PennDOT talks with a previous developer that wanted to build a shopping center on the site, PennDOT rejected a left turn into the property from 202 because a traffic signal there would be too close to the signalized intersection at Ridge Road.

A view along Ridge Road. The proposal from Chadds Ford is the access point along Ridge, be right-in, right-out only. The driveway would also be moved farther west, toward the end of the property.

Another part of the proposal is to move the Ridge Road access driveway farther west, close to the end of the proposed center, but with no left turn allowed at that driveway intersection, it would be right-in, right-out only. In doing that, shoppers who want to head west on Ridge from the center would have to exit onto 202, make a left onto northbound 202, then make another left onto Ridge.

However, in doing so, the remaining left turn lane of eastbound Ridge could be lengthened.

Kaufman continued, saying, “The third thing we’re asking PennDOT to do is restrict the trucks from onto Ridge from 202…We’d like them to come from here [the Route 202 access point].”

Ridge already has signs for no trucks, but Kaufman said he’d like to see more signage “just to emphasize the point.”

Following Kaufman’s presentation, he fielded questions.

Township manager Lacey Faber asked Kaufman about the likelihood that PennDOT is going to say no to any type of access on Ridge Road.

Kaufman replied, saying, “I don’t think it’s possible that there will be no access on Ridge. I think there’s definitely going to be some access. I think our job is to limit that access as best we can.”

Karen Jiohnson, who lives in the Ridings, questioned the removal of one of the left turn lanes since traffic can back up heavily on a Sunday when St. Cornelius lets out from Mass.

Kaufman said they could have a special timing for the traffic light at Ridge and 202 that would extend the green time for that eastbound traffic on Ridge.

The conversation about having some access on Ridge, including questions from resident Hank Somer, made Supervisors’ Chairman Timotha Trigg comment, “I think the understanding is that PennDOT is going to require access from Ridge Road to some extent. Just saying no isn’t gonna work. They’ll just ignore that. We tried that. And that was a non-starter…If we just say no, then we just took our voice out of the conversation. [PennDOT] will ignore what we say.”

Toward the end of the presentation, Kaufman reiterated, “We’re just trying to offer up an alternative improvement plan that does not widen Ridge as much as is currently being shown.”

He added, “We are only able to write a letter to PennDOT requesting that they consider these things, because the fact of the matter is, Ridge and 202 are both state roads, so they own them.”

That said, another suggestion brought up by residents and township solicitor Mike Maddren is for a more robust traffic study to be done.

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Another continuance for Shoppes at Concord

Local News, Local News Chadds Ford, Local News Concord

DSC_2712 shopping center sign — Another continuance for Shoppes at Concord. (File photo)

The Shoppes at Concord, the shopping center planned for the empty lot at Route 202 and Ridge Road in Concord Township, has gotten another continuance in its zoning appeal. The next session is now planned for July 15.

The lot is across Ridge Road from Olde Ridge Village and borders Chadds Ford Township. Many Chadds Ford residents are opposing the plan that calls for a gas station, which, they fear, might experience a spill that will pollute their wells. Now, they might get their wish to see that proposed gas station go away.

Chadds Ford Live contacted two of the attorneys representing the applicant, as well as Robert Hill, the president of Retail Sites, who wants to build the shopping center. The one attorney who did respond was Hugh Donaghue, Concord Township’s solicitor.

Donaghue said it’s his understanding that the applicant has spent the last several months redoing the plan without the gas station.

He said he thought that today, Friday, May 8, Retail Sites would file an amended plan without the gas station.

“Electronic versions [of the new plan] are expected today, and paper plans delivered early next week,” he said. “My understanding is those new plans have been amended and eliminated — and I haven’t seen the plans yet, I’m just gleaning from conversations I’ve had — that it looks like he [Robert Hill] has eliminated the gas station completely, and he’s put in the required separation between the buildings.”

Concord’s Zoning Officer Manos Kavadias had previously ruled that the gas station was not an approved accessory use and that three building pads should be treated as three individual buildings because they were separated only by expansion joints. Treating them as one building would require conditional use approval because the structure would be more than 62,000 square feet. Those rulings are what the applicant has appealed.

“The new plans, my assumption is, that they are going to comply with zoning in that regard,” Donaghue added. He did stress that it’s an assumption at this point. He won’t know for certain until he sees the new plans.

The zoning appeal began in December, and there was a second session in January. However, there have been a series of continuances since. The first continuance was to February, which was then followed by continuances to May 20 and then the new continuance to July 15.

“We’ll see what happens in July, but more likely than not, the can will get kicked down the road again anyway,” Donaghue said.

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Council denies Giant liquor license

Local News, Local News Concord

Concord-sign — Council denies Giant liquor license

Concord Township Council on Tuesday night failed to approve a liquor license transfer for a Giant supermarket, one of the possible tenants for the proposed shopping center at Ridge Road and Route 202. The vote was 2-2, so the measure failed to pass.

Council President Dominic Pileggi had recused himself from all matters regarding the proposed Shoppes at Concord, and two other council members, Co-Vice President John Crossan and member Vinita Deshmukh, were not in attendance. That left four council members to vote.

Voting in favor of the liquor license transfer were Council Co-Vice President John Gillespie and member Dana Rankin. Voting against were Larry Mutschler II and James Hunt.

There was little comment from council members, except for Mutschler, who said, “I understand that this transfer is allowed by the LCB. Our solicitor has made us aware that it’s a legal process that they’re allowed to ask for. It simply makes me, and I believe a lot of our community, uncomfortable at this point to approve the liquor license to a non-existent building with no approved plans.”

One aspect of the license request that has caused concern for some is that neither the Giant nor the proposed shopping center has been approved by the council. Prior to Gillespie reading the resolution, solicitor Hugh Donaghue explained that the license transfer, if approved, would be contingent on approval of both the grocery store and the shopping center. However, that became a moot point with the request being denied.

He also addressed the unusual nature and timing of Giant’s request for the liquor license transfer. Donaghue explained that Giant had gotten the license through a bidding process and, because of Liquor Control Board rules, it had to file with and have the intended municipality rule on the request within six months. Giant got the license in September, and April was the six-month mark.

Several people from Chadds Ford Township attended the Concord meeting and spoke out against approving the license transfer before the vote was taken. Among them were Paul Lincoln and Sheriden Black.

Black contended that it was premature to approve the transfer because even the sketch plan presented during the Feb. 24 conditional use hearing on the license transfer could be changed, because nothing has been approved.

Retail Sites still wants to build a shopping center at Ridge Road and Route 202 in Concord Township, adjacent to Chadds Ford Township.

Paul Lincoln also argued that it would be premature to grant the transfer because nothing has been approved, and that there were already an excessive number of liquor licenses in the township.

It was determined during the Feb. 24 hearing on the license that the state calls for one liquor license per 3,000 people in the municipality, while Concord currently has 24 restaurant liquor licenses, making the ratio 4.72 licenses per 3,000 residents.

Lincoln said that because the number of licenses in the township exceeded one per 3,000 residents, the request should be denied. Even during the public comment period before the matter came up on the agenda, Lincoln called it “premature” because the plan for the shopping center had not been approved.

Also, during the public comment period, well before the matter came up for discussion, Chadds Ford’s Hank Somer said, because of the number of licenses that already exist in Concord, that “We’re not living in a desert looking for alcohol. We have plenty of options from a variety of sources.”

Again, since the request failed, the comments became moot.

As things stand now for the proposed shopping center, there is still the ongoing challenge to the zoning officer’s decisions against a proposed gas station for Giant, and the matter of whether three pads, separated only by expansion joints, constitute one building or three. The zoning officer said it’s one building and would need conditional use approval because it’s more than 62,000 square feet. The applicant, Retail Sites, contends that it’s three separate buildings, which would not need a conditional use hearing.

Zoning hearings on the appeal were held in December and January, but all further hearing sessions have been continued to May 20.

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Concord Zoning Hearing Continued to March

Local News Concord

concord-township-3d-map — Concord Zoning Hearing Continued to March

The planned Concord Township Zoning Board hearing for Retail Sites, aka Concord Acquisitions, scheduled for Feb. 18, has been continued. Concord Township announced that the hearing will resume on March 18.

The township published a letter from the applicant’s attorney — Leonard B. Altieri, III — requesting the change. He said in the letter that Concord’s solicitor, Hugh Donaghue, as well as other attorneys J. Adam Matlawski and Jonathan Long, have said they don’t oppose the continuance.

Retail Sites is looking to build a shopping center in the empty lot at Ridge Road and Route 202. The applicant is appealing the township zoning officer’s decision that a gas station is not permitted as an accessory use for a supermarket — a Giant — at the site. It is also appealing a decision that three pads, separated only by firewalls, constitute one building, something the applicant thinks is wrong, that they should be considered separate buildings.

If the pads are considered one building, the applicant would need to get conditional use approval because that one building is more than 62,000 square feet.

In the interim, Retail Sites is going to have a conditional use hearing on Tuesday, Feb. 24, at 7 p.m. to get approval for an intermunicipal transfer of a liquor license so the proposed Giant supermarket can sell alcoholic beverages.

Neither the shopping center nor the Giant has received any township approval as yet.

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Proposed Giant wants liquor license

Business, Headlines, Local News Concord

It was a relatively quick meeting in Concord Township on Tuesday, but not without a reference to the proposed Shops at Ridge Road. The proposed Giant Supermarket in the proposed shopping center wants a liquor license. A conditional use hearing date has been set for that.

Township solicitor Hugh Donaghue made the announcement during his report at the Feb. 3 Council meeting.

“The application that’s currently in front of the Zoning Hearing Board, Concord Acquisitions [aka Retail Sites], and specifically as part of that proposed development, is a Giant Supermarket. The Giant Supermarket is applying for a liquor license transfer.”

Donaghue explained that Giant was a successful bidder for a license that was auctioned off by the state Liquor Control Board.

“Their rule and regulations indicate that within six months, they have to obtain a clearance from a township if it’s an intermunicipal transfer. So, there will be a hearing on that liquor license matter here in the township building on Feb. 24 at 7 p.m.,” Donaghue said.

He added that the continued zoning hearing for the development is scheduled for Feb. 18, which will also be in the township’s main meeting room.

Following a question from Council Co-Vice President John Gillespie, Donaghue said the council will likely make a decision on the liquor license during the council’s March 3 meeting. He also said the public may take part in that Feb. 24 hearing by asking questions and providing testimony.

He said the council will then “have the ability to approve it, deny it, or give a conditional decision because, quite frankly, this Giant hasn’t even been approved yet.”

The store must still get land development approval for the shopping center before there is a Giant.

Gillespie commented that, “This board has not yet seen anything on this development, so we can’t do anything legislatively until the Zoning Hearing Board finishes their case. This is something unusual that just came up, so we will have the hearing on the liquor license. That will either be approved or denied. And the Zoning Hearing Board will make a decision on what’s in front of them. After that, we will then have a conditional use hearing for the remainder of the site. If that’s approved, then it will go to land development.”

Other business

• The township is moving ahead with the Smithbridge Road Roundabout Project. Township Manager Amanda Serock said PennDOT is requiring the township to apply for a grant to use one of PennDOT’s third-party approved inspectors for the physical construction of the roundabout.

“So, they had us fill out this form and resolution notifying that we will do so as part of the grant process,” Serock said.

Before the meeting, township engineer Nate Kline explained that a roundabout will be going into Smithbridge Road at its intersection with Kirk and Temple roads.

That roundabout will be connected to a trail that goes all the way down to the [Garnet Valley] middle school, park, and the high school complex. A left-turn lane will also be added to the school district driveway at the high school. That was a requirement made years ago, he said.

Kline said the school district, PennDOT, and the township will each have a portion to pay for the total project, but he wasn’t sure of the payment breakdown yet, but a large portion will be paid by PennDOT. Construction on the project could begin sometime this year or early next year.

• In honor of Black History Month, the Concord Township Historical Society will host a Harriet Tubman reenactment this coming Saturday, Feb. 7, in the community center.

• Tom Ferro was appointed to be an alternate on the Zoning Hearing Board. His term will expire Jan. 2, 2027.

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Zoning for Retail Sites continues in Concord

Local News, Local News Concord

DSC_2461-Crowd — The meeting room in Concord Township's municipal building is packed with people listening to testimony in a zoning hearing for Retail Sites.

Concord Township’s Zoning Hearing Board continued its inquiry into what constitutes a building during its Jan. 21 hearing for Retail Sites. The applicant, also known as Concord Acquisitions, wants to construct a retail development in the vacant lot at Route 202 and Ridge Road.

There was no resolution or conclusion stemming from the January meeting, and the hearing was continued to Feb. 18.

There are two issues for Concord’s ZHB to determine: Do pads four, five, and six constitute one building or three, and does the township zoning code allow for a gas station as an accessory use for a supermarket?

In a November letter to the hearing board, Zoning Officer Manos Kavadias said the three pads should be considered as one building, and that the gas station is not a proper accessory use for the proposed Giant Supermarket, and that

The board’s attention was focused on the first issue during the December and January hearing sessions, and it has not yet heard the issue regarding the gas station.

According to the plans, the three pads include 9,600 square feet for pad six, 32,913 square feet for pad five, and 52,878 square feet for pad four. Pad four is where the Giant is to be located. If the pads are judged individually, there is nothing further required except for routine land development review and approval, but if they are determined to be one building, as Kavadias determined, then the applicant would need conditional approval for the building because it’s more than 65,000 square feet.

Different architectural firms worked on the three pads, and Leonard Altieri III, the attorney representing the applicant, called several architects to testify during the January meeting.

Architect Robert Gehrman, of BCT Design, testified on the issue of pad 6, the pad his firm is designing. He said that pad, along with the other two, is an independent building with its own structural system and is not dependent on the other two pads. He specifically said “no” when asked by Altieri if pad six relied on structural elements from pads four or five.

He added that, in his opinion, the other two pads were also independently structured buildings, and that none of the three relied on structural elements from the other two. They each have their own foundation and elevation and are stand-alone structures.

What he did say was that there are expansion joints between the three buildings. But those joints allow for expansion of a building without it interfering with another building, even if the distance between the buildings is small. Those joints may be covered so the gaps between buildings won’t be seen.

At Altieri’s request, he read from the zoning code, which describes a building: “A building is a structure having walls and a roof which is built for the support, shelter, or enclosure of persons, animals, chattels, or property of any kind.”

He went on to say that each of the three pads fits that definition and added that he found no support in the zoning code for the zoning officer’s determination that the proposed building would be three distinct occupancies within one building, structure, separated by firewalls.

During cross-examination by Concord Township solicitor Hugh Donaghue, Gehrman said the walls between the three pads do not touch.

“So, between the blocks, the spacers, and the rest of it, there’s no contact at all between the buildings. That’s your sworn testimony?” Donaghue said.

Gehrman responded, saying there are the expansion joints, “which is a space.”

During a cross examination from John Long, representing the Save-Ridge. Org group, Gehrman repeated that there was minimal space, just inches, between the buildings, and that is for the expansion joints that separate the buildings. All a person would see is a cover.

Long suggested that it would appear to the average person that it was one building and likened that to something some would view as a strip mall.

Gehrman said he wouldn’t characterize it that way.

“It’s three buildings,” he said.

Altieri then called Kevin Link of 2POV, the architectural firm the applicant hired to design the Giant that would stand on pad four.

Link repeated what had been testified to earlier, that pad for was a distinct structure with its own structural elements, including foundation and elevation, and that it is a stand-alone building despite its proximity to pad five.

Altieri asked again if pad 4 relied on structural elements from pads five or six.

“No, it does not,” was Link’s response. “All three buildings are independent structures.”

Again, the hearing will resume on Feb. 18.

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Big hearing scheduled for Concord

Local News

Chadds Ford Township residents try to make more people aware of the planned commercial development at Route 202 and Ridge Road in Concord Township. While the property is in Concord, it borders Chadds Ford. A zoning hearing in Concord is scheduled fro Dec. 17.

Chadds Ford Township residents are gearing up for a zoning hearing in Concord Township next week. Close to a dozen residents stood across from St. Cornelius Church on Sunday with signs trying to generate interest in the hearing regarding the proposed commercial development planned for Ridge Road and Route 202.

The group Save-Ridge.Org opposes the widening of Ridge Road to six lanes and the inclusion of a gas station in the proposed development.

As Carolyn Daniels said, “We’re not opposed to development, but we want responsible development.”

The group argues that the current plan would bring in more traffic congestion to the area because of the road widening and the fact that the main entrance would be on Ridge Road. They also argue that a gas station at the property could possibly contaminate wells, and that the plan would destroy open space, harm local wildlife, and diminish the quiet, scenic quality that defines life in Chadds Ford. They are also arguing that there are areas of the development that are in Chadds Ford Township.

Save-Ridg.Org is soliciting donations so it can retain land use and environmental legal experts to challenge the development.

The zoning hearing is scheduled for the proposed Shops at Ridge Road on Dec. 17. At issue for the hearing is the proposed gas station for the 22-plus-acre property.

Concord’s zoning officer determined in October that the township code does not support the retail sale of gasoline as an accessory use to the proposed 57,000 square foot supermarket. The hearing is an appeal of that determination.

The meeting is at 7 p.m. in the Concord Township municipal building meeting room.

The property, though in Concord Township, borders Chadds Ford Township, and many Chadds Ford residents, even those who are not part of the Save-Ridge.Org, oppose the plan. Save-Ridge is urging as many people as possible to attend the hearing. Residents have said that the gas station could contaminate well water, rendering those wells unusable.

While not part of this hearing, people are also concerned about the proposed widening of Ridge Road to six lanes for a quarter of a mile, with the main entrance being on Ridge. One member of the Save Ridge group, Ellen Spoehr, has said the widening could have a negative impact on Heyburn Road, which is in Chadds Ford.

The site, along with several different development plans, has been controversial for years. There have been three different owners with development plans during the past 17 years.

It was originally owned by Capano Management, which wanted to put in a commercial development with a small part in Chadds Ford for residential. But that never came to fruition, and Capano eventually sold to Pettinaro Commercial Real Estate. Pettinaro reduced the size of its proposed development, which excluded the Chadds Ford property.

The Pettinaro plan called for the widening of Ridge Road, and that triggered concern among many Chadds Ford residents, especially those who live on or just off Ridge Road. That concern led to several lawsuits with Chadds Ford being a party to those suits that also involved Concord as well as Pettinaro.

But Pettinaro never developed the property either, and in 2021, leased the property for farming of soybeans and wheat for two years. Nothing has been done with the site until Pettinaro sold it to Retail Sites, a New Jersey-based company, late last year.

Open space remains an issue for some people. As Hank Somers said recently, “With that development, all that foliage is going to go away. So, all these horrific storms, the water will go right down the hill,” and he added the concern about the possible contamination of well water. “We’re all on well water, and we’ve heard that once well water is contaminated, you never get it right.”

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Big hearing scheduled for Concord Read More »