Residents press Radnor commissioners to pause 118–120 North Wayne redevelopment over historic character, parking and contamination concerns

Dozens of residents and downtown merchants urged the Radnor Township Board of Commissioners on June 15 to pause a proposed redevelopment at 118–120 North Wayne Avenue, raising concerns about the project’s fit with the community vision, potential contamination from a former dry-cleaning use, and the effect on parking and alley access.

At the meeting’s public-comment period, Connie Congleton said a petition created four days earlier had gathered "more than 550 residents" asking the board to pause the project until the township’s "vision for Wayne" survey results and related studies are publicly available. "We are not against change or progress," she said. "What the people have signed this petition are asking for is change that follows a plan. Progress with purpose." (Connie Congleton, public comment)

Merchants and residents described the redevelopment as a risk to long-standing businesses and downtown events. David Lambert, a musician who performs at 118 North, said the venue "gives back" to local causes and asked the board to consider whether a compromise design could preserve 118 North while allowing redevelopment. "He [Kenny Karns] said, 'Wow, how can we do more?'" Lambert said, quoting the venue’s owner as an example of the business’s community role.

The project team presented plans to demolish two existing buildings and construct a three-story mixed-use building with a restaurant/music venue on the first floor, office space on the second and four studio apartments on the third. Applicant representative David Falconee said the building is "being designed to be a music venue" and that the owner hopes to reach an agreement so the current operator at 118 North can return, but acknowledged there is "no agreement other than the existing lease," which the applicant said runs until 2027.

Environmental testing and mitigation were central to the meeting’s technical discussion. John Dixon, outside counsel for the applicant and an environmental lawyer, summarized a multi-step investigation that included soil borings, indoor- and outdoor-air sampling and a targeted phase‑2 study. Dixon told the board that because the site historically housed a dry cleaner, consultants focused on chlorinated solvents — perchloroethylene (PCE) and trichloroethylene (TCE) — and recommended additional targeted investigations and post‑construction indoor‑air testing to assess vapor intrusion.

"The most recent step, I believe in October 2025, sampled for VOCCs in the subsurface and indoor air," Dixon said, adding that the reports showed "one exceedence of VOCs for the residential statewide health standard for PCE/TCE," while soil results were generally below non‑residential standards. He said typical mitigation includes sub‑slab vapor‑intrusion systems or ventilation-style systems and that the applicant told the planning commission it would proactively install a vapor barrier during construction even if it were not required.

Joe Smoggard, the current property owner, told the board that testing performed during his inspection period "came back below commercial remediation" and that he intended to secure the vacant building so it would not be accessible.

Commissioners and staff pressed the applicant on testing scope and sampling locations; residents and a board member asked for additional sub‑slab samples biased to potential vapor pathways and clearer remediation commitments prior to final approvals. The board’s legal adviser warned there are statutory timelines in the municipal planning code that can produce a "deemed approval" if hearings are not held within set windows, limiting the township’s ability to delay the process indefinitely.

Other technical questions included parking and alley access. The zoning hearing board previously granted variances for loading and the number of residential parking spaces (the applicant has proposed four spaces, one per unit, which had a related condition limiting second‑floor office employment to six people). Civil and traffic engineers explained that the site relies on a 13.8‑foot alley and shared easement used historically for parking and deliveries, and that neighbors asked the applicant to preserve that access pattern.

What happens next: this session was a caucus to present and field questions; the township will hold a preliminary hearing at which commissioners may vote to approve, deny or approve with conditions. The applicant has provided environmental reports and pledged additional mitigation work; residents have asked the board to ensure the "vision for Wayne" results and further environmental sampling inform any decision. The planning commission had previously recommended preliminary approval after multiple reviews.

Provenance: Item introduced at the June 15 caucus (Item 3A). Key presentations and public comments occurred between SEG 677 and SEG 3137.