Main Line Bar Unlikely To Survive Without Proposed Demolition, Rebuild: Landlord

WAYNE, PA — Two years ago, entrepreneur Joseph Smogard bought a Downtown Wayne complex with a bar known for live music, hoping to rebuild it with a permanent home for his businesses. But after money losses, mounting public backlash and scrutiny from the business group of which the bar owner is president, he says he's not sure if he wants to do it anymore.

The one-floor property on North Wayne Avenue houses 118 North — a bar and music venue named after its address — and a retail space that's been vacant since its dry cleaning business closed.

Smogard bought the complex in 2024, hoping to rebuild the commercial spaces, keep 118 North there, and add two stories containing an office for his businesses and four apartments. Adding floors would require demolishing the century-old structure, according to project engineers.

"I've always viewed Wayne as welcoming," Smogard told Patch. "It is why I really wanted to find a place to permanently put all of my businesses in Wayne."

While the development will be redesigned for 118 North to return, the local music hub has not agreed to do so.

Past Coverage:

• April 28: Demolition Of Bar For Mixed-Use Development Proposed In Wayne
• May 8: Bar Demolition, Major Redevelopment Plan Clears Key Hurdle With Radnor Officials
• June 12: Bar Demolition, Redevelopment Plan Raises 'Serious Concerns' In Radnor

118 North is owned by Ken Kearns — a musician who operates several other businesses, runs the Wayne Music Festival and serves as president of the Wayne Business Association (WBA).

Kearns has not spoken publicly about Smogard's proposal, and he declined comment for this article. But the WBA issued a statement scrutinizing the project, encouraging people to attend Monday's Radnor Township Commissioners meeting, which included a discussion about it.

"While we support the growth of our town, the current construction proposal presents significant concerns regarding potential disruptions not only in the short term to shopping, dining, and parking along North Wayne Avenue, but in the long-term, the landscape of the street," the WBA said. "Your voice matters in keeping our local business district accessible and thriving."

Despite criticisms from Wayne community members, Smogard said the WBA's words shocked him.

"I was blindsided by the statement from the Wayne Business Association, that obviously Ken is the president of," Smogard said. "My conversations with Ken have been open and cordial the entire time. He knows how much I've been trying to keep his business there."

The proposed demolition on the restaurant-filled street is just one aspect of Smogard's vision as his development application moves through different Radnor Township governing bodies for approval.

Critics have also expressed concerns that it will add to the area's parking woes, disrupt the downtown economy during construction, and risk going against "A Vision for Wayne" — a future roadmap for neighborhood development that's in its early stages.

Redevelopment would also displace 118 North for a lengthy period. Smogard, who owns multiple businesses primarily in real estate, estimates an 18-month demolition and construction timeline.

Monday's commissioners meeting was packed. Most of the 3-hour, 12-minute session featured presentations from Smogard's representatives and public comments primarily opposing the project. Here's the meeting video.

Wayne resident Connie Congleton presented a petition against the application, which currently shows 831 signatures on change.org.

"We are not against change or progress," Congleton said. "What the people who have signed this petition are asking for is change that follows a plan — progress with purpose."

Several members of the public expressed concerns about 118 North's future. But in an interview with Patch, Smogard claimed that the business in unlikely to survive without the redevelopment.

118 North is a passion project for Kearns — not a money-making business, Smogard claims. The bar's rent is well-below market value and has not been raised under Smogard's ownership, he says.

Smogard said he didn't know 118 North's rent off-hand — he said he was traveling when Patch spoke to him. But the developer says he's lost money on 118-120 N Wayne Ave. every month since purchasing it.

With Omega Cleaners went out of business next door, he's now losing about $8,000 a month. Adding the apartments and renovating the vacant space for new business next door should bring in enough revenue to keep 118 North's rent down.

Otherwise, he'll need to raise 118 North's rent to market value, he says.

"The irony should not be lost that the effort to save the music venue is what will likely end up leading to the closure of the venue," Smogard said.

Last year, Kearns sought to buy his half of the property from Smogard. But he terminated an agreement of sale.

Smogard asked his attorney to extend another offer to Kearns on Tuesday due to community uproar that has bubbled into personal attacks that have put his family at risk and harmed his businesses, he says.

"As much as this was my dream to have a place for my businesses, and I really want this project," Smogard said, "it is getting hard to endure the relentless personal attacks, unfounded rumors, and damage to my other businesses. It's not fair to my family."

Smogard claims Kearns never provided a reason for terminating the sale. But the decision came shortly after the air at 118 N Wayne Ave. was tested for Volatile Organic Compounds — hazardous chemicals often used in dry cleaning.

Some samples registered too high for residential standards but acceptable for non-residential standards, according to Smogard's environmental consultant. The building currently has no residential use.

At Monday's meeting, Ward 1 Commissioner Jack Larkin said some of the project's critics have sent him emails personally attacking Smogard.

But these attacks harm their case, since they could be used as evidence of bias if Radnor officials were to reject the application.

"It makes total sense to believe that we can just say no because we don’t like the cut of the applicant’s jib or because we want to preserve existing businesses, because we want to adhere to the township’s comprehensive plan," Larkin said. "That all makes total sense. It is, however, inconsistent with the law. We have to evaluate the ordinances as they are right now."

Radnor officials also can't halt the application until the Vision for Wayne is complete, Larkin says. If they don't hold hearings by the mandated deadlines after each step, then the developer's application would be legally approved without variances.

The application has gone through the Zoning Board and received preliminary approval from the Planning Commission. Next, the Board of Commissioners must vote on those conditions for preliminary approval.