http://annandaleva.blogspot.com/2014/10/lotte-international-grocery-will.html

The Safeway at the Ravensworth Shopping Center will close this winter and will be replaced with a Lotte Plaza international grocery store. That change is part of a project to renovate the shopping center outlined at a community meeting Oct. 16.

“We want to create a warm, more inviting environment,” said Don McIlvaine, the general manager of Ravensworth Properties LLC. Ravensworth Shopping Center is just outside the beltway at Braddock Road and Port Royal Road.

The Safeway isn’t being well-maintained, so its lease won’t be renewed when it expires Feb. 28, McIlvaine said. He tried to get Whole Foods to move into that spot, but that didn’t work out. He calls Lotte (pronounced low-tay) a great store that will meet the needs of the surrounding community and urged local residents to try some of the more unusual but delicious products sold there, such as Chinese bitter melons and aloe juice.

Pizza Bazzano will also not have its lease renewed, and Smith & Clarkson Deli will expand into that space, he said. The lease for the 7-Eleven expires in February and the renewal negotiations aren’t going well, so that store might leave as well.

Fuck that Safeway, lotte sucks too.

Just don't take that 7/11 away, or the free air station, that's all the shopping center is good for.

The Safeway is already gone, Old Sunoco will soon be Shell, Swiss Bakery is great, Rite-Aid is great!! There is also a post office there. Needs better decision on grocery store!!!

That's old info.

Lotte is a notta last I heard.

oogleymoogley Wrote:
-------------------------------------------------------
> The Safeway is already gone, Old Sunoco will soon
> be Shell, Swiss Bakery is great, Rite-Aid is
> great!! There is also a post office there. Needs
> better decision on grocery store!!!

The post is going to become a swim kids pool things.

These greedy bastards attempted to up Bazzano's rent from $4,000 to $7,500 a month. They just killed the shopping center. Great way to treat a tenet that has been there since 1967. I'm boycotting this Springfield Mall failure wannabe. The GM Don Mcllvaine couldn't manage a whore house on a navy base. He is a total idiot.

Safeway is closed.
Lotte backed out.
No tenant on the horizon for the space.
Bazzano's is closed.
No tenant on the horizon for the space.
Smith and Clarkson deli was not interested in the Bazzano space... too small.
Smith and Clarkson is closed.
No tenant on the horizon for the space.
Kilroy's may be next due to the huge rent increase.

The new 85,000 sq ft Giant at Kings Park will open this spring.

Updated Wrote:
-------------------------------------------------------
> Safeway is closed.
> Lotte backed out.
> No tenant on the horizon for the space.
> Bazzano's is closed.
> No tenant on the horizon for the space.
> Smith and Clarkson deli was not interested in the
> Bazzano space... too small.
> Smith and Clarkson is closed.
> No tenant on the horizon for the space.
> Kilroy's may be next due to the huge rent
> increase.
>
> The new 85,000 sq ft Giant at Kings Park will open
> this spring.

Lotte backed out? More info on this please!

If Lotta backed out and Kilroy's leaves(but where would they go?) Don is in big trouble. And if the 7/11 goes all us early risers are screwed. Wonder if he's thought about Trader Joe's - it's about the right size.

The cracks are obvious. It will be worthy of Ravens.
A Radio Shack would have been a magnificent topping.

Yet another thread on this topic - OP's material is dated too. Kilroy's will stay no matter how much they jack the rent. They have been printing money at that crappy fern bar for decades. Kilroy's 'loyals' are lazy beer drinking loafs and wouldnt have the capacity to locate and regularly navigate to a new location if there were a beer truck guiding them there.

The learn to swim joint will fail and fail quickly. Wonder if they ever heard of Audrey Moore Rec Center? Its across the street with an olympic pool - they have classes for kids of all ages, master's swimming, diving and many private instructor's will teach you and or your kids there. Its five bucks a visit to swim.

No one will backfill Bazzano's space for 8k per month - its a crap location with no visibility. They were lucky to have Bazzanos and bad as it was. The deli is a good location with good visibility - it will re-lease probably as 2 units. The kitchen has value but its too big for quick food. Id expect a Fro-yo place and Subway.

Lotte will define the center - a stinky, well lit bastion for latinos and Asians to buy fish and meat from the times of Upton Sinclar's The Jungle. Parking will be a demo derby. Swiss Bakery will move when their lease is up - Im guessing 6 years from now.

The scout shop will be forced out by rent hikes. The Optomotrist has plywood across the window - not sure what that means. The golf store owner will pay to stay - he is Asian. BTW it is an excellent golf store with fantastic service.

DQ just renovated they stay. Pet shop is so small the rent increase likely will not push them out plus they came from such a large store before the rental overhead seems small to them.

All in all Id look at this as a Lotte center with ever decreasing quality smaller tenants as time goes by. Hell you know if Starbucks wont locate there with no others in the immediate area its not a viable retail center. Just something about very thin immediate population density along with being on the wrong side of the Braddock for shopping traffic. If they developed Port Royal as a high density residential center with a full metro bus station Ravensworth Shopping Center would be worth its weight in gold. As it stands its worth its weight in stinky Lotte 3rd world sourced meat and seafood...

Run a 25 cent lemonade stand in the middle of a desert with the state police flagging down customers .

But guys, there is going to be a clocktower feature!!!! We can all pretend we are shopping in some cute old bavarian town. This feature will attract the best customers from both near and far!

buttttt Wrote:
-------------------------------------------------------
> But guys, there is going to be a clocktower
> feature!!!! We can all pretend we are shopping in
> some cute old bavarian town. This feature will
> attract the best customers from both near and far!

And pretend 495 traffic is a European railway station.
Very quaint.

They need a left hand turn lane that light takes too long. Also need another outlet into the neighborhood behind the shopping center.

what is needed Wrote:
-------------------------------------------------------
> They need a left hand turn lane that light takes
> too long. Also need another outlet into the
> neighborhood behind the shopping center.


Isn't there two left hand turn lanes there already?

VDOT Wrote:
-------------------------------------------------------
> what is needed Wrote:
> --------------------------------------------------
> -----
> > They need a left hand turn lane that light
> takes
> > too long. Also need another outlet into the
> > neighborhood behind the shopping center.
>
>
> Isn't there two left hand turn lanes there
> already?

Yes there are 2 turn lanes. I think its the fact that there are easier stores that are easier to get in and out of along the way of commuters.

The mgment sucks Wrote:
-------------------------------------------------------
> These greedy bastards attempted to up Bazzano's
> rent from $4,000 to $7,500 a month. They just
> killed the shopping center. Great way to treat a
> tenet that has been there since 1967. I'm
> boycotting this Springfield Mall failure wannabe.
> The GM Don Mcllvaine couldn't manage a whore house
> on a navy base. He is a total idiot.

The object of owning and running a business is to make as much money as you can as quickly as you can. Anyone who says their business is about something else is either clueless and/or getting ready to lose and/or close their business.

If you own a shopping center, the object is to collect as much rent revenue per sq. foot of space. You've signed a 30 lease with no increases for $4,000 month and that lease is getting ready to end. You're a good asset manager, right? So, as this lease is getting ready to expire, you've done your homework and gone out into the marketplace to see what kinds of other tenants you could bring in and what they might be willing to pay in monthly rent. Your best prospect is someone willing to agree to $7,000 per month.

Now, as you've said, you've got this tenant who has been in business in your shopping center for many, many years and you want to respect that relationship. Keep in mind, a landlord is under NO LEGAL OBLIGATION to extend a tenant's rent. None. But, out of respect for the relationship you go to your long-term tenant and you say, "Your lease is getting ready to expire. Based on market demands, I know that this property is worth $7,000 per month in rental revenues. I have prepared a new lease with these terms so, you have first right of refusal on the option...what would you like to do?"

So, Bazzano's ownership looks at the new lease for $7,000 per month and says, "No, I'm sorry that rent is too high for us. We're going to close."

That's it. That's the way of the business world. Welcome to capitalism. It's not about doing the nice thing or the "right" thing...it's about doing the most profitable thing.

And in closing, if Bazzano's is this epic fucking pizza (which it's not), then surely they can take their 30 years of sweat equity building that epic brand of pizza and find somewhere else to do business that is more in line with their business model of $4,000 per month rent. If the pizza is that epic then customers would drive to consume it, right? Well...they would if it was epic but, it's not. Bazzano's existed on a convenient location. Their business model was built on average food, sub-average décor that they never renovated and finally they existed on the generosity of their landlord. Bazzano's ownership HAD to know that Ravensworth Properties, LLC would raise their rent and raise it significantly.

No wonder some many people are out of work, so many business closed. With your business model.

Good luck finding some suckers to pay 7000 a month for the Bazzano Space. What needs to be done is eliminate tax right offs for these landlords. Let them pay the losses of the empty spaces out of their pockets and they can fire "wise Guys" like you.

Huh??? Wrote:
-------------------------------------------------------
> The mgment sucks Wrote:
> --------------------------------------------------
> -----
> > These greedy bastards attempted to up Bazzano's
> > rent from $4,000 to $7,500 a month. They just
> > killed the shopping center. Great way to treat
> a
> > tenet that has been there since 1967. I'm
> > boycotting this Springfield Mall failure
> wannabe.
> > The GM Don Mcllvaine couldn't manage a whore
> house
> > on a navy base. He is a total idiot.
>
> The object of owning and running a business is to
> make as much money as you can as quickly as you
> can. Anyone who says their business is about
> something else is either clueless and/or getting
> ready to lose and/or close their business.
>
> If you own a shopping center, the object is to
> collect as much rent revenue per sq. foot of
> space. You've signed a 30 lease with no increases
> for $4,000 month and that lease is getting ready
> to end. You're a good asset manager, right? So, as
> this lease is getting ready to expire, you've done
> your homework and gone out into the marketplace to
> see what kinds of other tenants you could bring in
> and what they might be willing to pay in monthly
> rent. Your best prospect is someone willing to
> agree to $7,000 per month.
>
> Now, as you've said, you've got this tenant who
> has been in business in your shopping center for
> many, many years and you want to respect that
> relationship. Keep in mind, a landlord is under NO
> LEGAL OBLIGATION to extend a tenant's rent. None.
> But, out of respect for the relationship you go to
> your long-term tenant and you say, "Your lease is
> getting ready to expire. Based on market demands,
> I know that this property is worth $7,000 per
> month in rental revenues. I have prepared a new
> lease with these terms so, you have first right of
> refusal on the option...what would you like to
> do?"
>
> So, Bazzano's ownership looks at the new lease for
> $7,000 per month and says, "No, I'm sorry that
> rent is too high for us. We're going to close."
>
> That's it. That's the way of the business world.
> Welcome to capitalism. It's not about doing the
> nice thing or the "right" thing...it's about doing
> the most profitable thing.
>
> And in closing, if Bazzano's is this epic fucking
> pizza (which it's not), then surely they can take
> their 30 years of sweat equity building that epic
> brand of pizza and find somewhere else to do
> business that is more in line with their business
> model of $4,000 per month rent. If the pizza is
> that epic then customers would drive to consume
> it, right? Well...they would if it was epic but,
> it's not. Bazzano's existed on a convenient
> location. Their business model was built on
> average food, sub-average décor that they never
> renovated and finally they existed on the
> generosity of their landlord. Bazzano's ownership
> HAD to know that Ravensworth Properties, LLC would
> raise their rent and raise it significantly.

1. First thank you so much for the detailed lecture on your own understanding of commercial retail leasing - Im sure no one imagined the complex series of events that you are guessing happened.

2. Bazannos sucked. That location also sucks. It lacks visibility from the road, from the parking lot - from everywhere. In fact its the least desirable 1,515 rsf in the development.

3. The owner is banking on the face lift to raise lease rates. It absolutely will its just a matter of how much.

4. If the quoted rate is $7,500 per month that equates to approximately $59.41/rsf/yr (probably NNN + tenant responsible for roof, building systems etc...) - that seems to be a fairly high rate for a truly sub par location. I doubt he will get more than $40/rsf/nnn for that chunk of space.

In conclusion the owner doesnt want Bazannos or Smith & Clarkson. He wants to raise the profile and those uses were dated at best. That end piece will need help to be successful - maybe some enhanced signage. Id guess Kilroys is the next shoe to fall, it is also junky and dated.

What Sucker is going to pay 84000 a year for the Bazzano location? 230 dollars a day a day 365 days a year and to get that 230 cash, pay out in cash, labor, insurance , cost of goods, legal, advertising, labor costs paid by employeer,utilities, phones, accountant, Obama Care, and Finally PROFIT, 401 K's and TAXES.. Forget It .

Marijuana is not a legal sale item in Virginia. Nor is prostitution.

junkyanddated Wrote:
-------------------------------------------------------
>
> 1. First thank you so much for the detailed
> lecture on your own understanding of commercial
> retail leasing - Im sure no one imagined the
> complex series of events that you are guessing
> happened.
>
> 2. Bazannos sucked. That location also sucks. It
> lacks visibility from the road, from the parking
> lot - from everywhere. In fact its the least
> desirable 1,515 rsf in the development.
>
> 3. The owner is banking on the face lift to raise
> lease rates. It absolutely will its just a matter
> of how much.
>
> 4. If the quoted rate is $7,500 per month that
> equates to approximately $59.41/rsf/yr (probably
> NNN + tenant responsible for roof, building
> systems etc...) - that seems to be a fairly high
> rate for a truly sub par location. I doubt he
> will get more than $40/rsf/nnn for that chunk of
> space.
>
> In conclusion the owner doesnt want Bazannos or
> Smith & Clarkson. He wants to raise the profile
> and those uses were dated at best. That end piece
> will need help to be successful - maybe some
> enhanced signage. Id guess Kilroys is the next
> shoe to fall, it is also junky and dated.


Pretty much right on.

None of which is likely to be successful without major redevelopment. Which very likely is way beyond their financial capabilities.

Earlier plans for a more extensive rebuild (see below from 2011) apparently fell through. The two new buildings are no longer in the plans. There also was talk at one point of a bigger deal with some larger partners but that doesn't seem to have gone anywhere.

So at best now they're probably looking at mostly a refresh of the current space with maybe some limited new construction. I don't see that transforming that property into something that's going to draw some mass of high-profile, big-money tenants. Odds are that they're still going to be looking at about the equivalent of what's there now. Lotte wasn't really that to begin with and if they've bailed now, then that's probably not a very good sign.

Quote

$30 Million Facelift for Shopping Center

Ravensworth Shopping Center, built in 1965, will be expanded and
renovated in the next three years.

Plans include nearly doubling new grocery
store space.

By Victoria Ross
The Connection

Ravensworth Shopping Center in
Springfield, which turns 45-
years-old this summer, will be
receiving a head-to-toe
makeover with a $30 million price tag.

Whether Safeway supermarket, an anchor
tenant since 1965, remains is an open question,
said Tom Maskey, a principal with
Potomac Development Group, the Fairfax based
development firm selected by
Ravensworth Properties to redevelop the
center. Calls to Safeway’s corporate headquarters
in California were not returned.

“We will talk to Safeway, as well as other
grocery stores in the market,” Maskey said.
Redevelopment plans include the demolition
of Safeway’s existing 30,000 squarefoot
grocery store and construction of a new
45,000 to 55,000 square-foot store.

Maskey said plans include a new grocery
store building and two new retail buildings
on the northern end of the center closer to
Braddock Road. The remaining retail and
office facades will receive a complete
facelift, new site lighting and landscaping
improvements.

“The redevelopment of Ravensworth will
focus on providing a better shopping center
environment for the surrounding neighborhood,
as well as providing a place for
some unique specialty retailers, both existing
and new,” said Maskey. “The neighborhood
deserves a new grocery store and that
is exactly what will be developed at
Ravensworth.”

Ravensworth, located at the corner of
Braddock and Port Royal roads, serves several
older neighborhoods in the area, as well
as new townhouse and condo developments.
The current shopping center has an
L-shaped footprint of 125,000 square feet
and will expand to approximately 150,000
square feet. The redevelopment is still in
the conceptual phase, and construction may
not begin for another three years, Maskey
said.

“Conceptual plans for the renovated and
expanded Ravensworth Center will total
approximately 150,000 square-feet, well
within the existing zoning,” Maskey said.
The projected $30 million cost is approximately
the same as the redevelopment and
expansion of University Mall in Fairfax, but
because plans for a renovated and expanded
center are within the existing Fairfax County
zoning regulations, developers won’t face
the same lengthy zoning and entitlement
process that Geo. H. Rucker Realty Corporation
did when upgrading University Mall.

“There is a lot of interest given the superior
location of this center, its proximity to
the Beltway and the future HOT lanes which
open in 2012,” Maskey said.

Susan Dami of Annandale, who was at
the shopping center on Saturday, March 6,
selling Girl Scout cookies with Springfield
Troop 1285, said it is time for an update.
“It’s a great neighborhood shopping center,
and a quick stop-off on the way to and
from work, but it could use some work,”
Dami said.

“The shopping center is dated, and it’s not
real inviting,” said Diane Young of Springfield,
who has been shopping at
Ravensworth for 12 years and was also
there with the Girl Scout Troop. “But everyone
likes the mix of ‘mom and pop’ independent
stores, and restaurants like Kilroy’s, so we hope they stay.”

Current tenants include a Rite-Aid pharmacy, The Swiss Bakery and
other specialty retailers such as Annandale Golf and Boy Scouts of
America, and the popular Kilroy’s, a WWII-themed family restaurant.

“These tenants have been there a long time, do very well, and serve
the local neighborhood and also bring customers to the center from
outside the immediate community,” said Maskey. “Hong Kong Express,
which recently opened, and the post office is in the process of moving
to a new space in the center. All will hopefully remain for a long time.”

Bullshit Is All You've Got Wrote:
-------------------------------------------------------
> No wonder some many people are out of work, so
> many business closed. With your business model.
>
> Good luck finding some suckers to pay 7000 a month
> for the Bazzano Space. What needs to be done is
> eliminate tax right offs for these landlords. Let
> them pay the losses of the empty spaces out of
> their pockets and they can fire "wise Guys" like
> you.

I don't know what else to tell you. "The mgment sucks" said in his post that they went to Bazzano's with an offer of $7,500 per month. Either they had another tenant lined up to pay that or...they simply want piece of shit, 1970's pizzeria that nobody goes to anymore because it's a shithole inside and they serve poor quality food, Bazzano's out of business.

Either way? It's the landlord's property. He can do whatever he wants with it. He could let it fall into ruin. If he wants to plow it up and plant corn...he can do that, too.

But, this bleeding-heart fucking notion posted above of "the landlord owing something to Bazzano's" and "how dare they for raising their rent" is just horse crap.

The earlier plan (as of 2012) was to expand the grocery space to 45,000 sq ft. Which would take out the storefronts where Bazzano's and the 7-11 are. So there may not be anybody going in there.

Also to put a drug store on that same side and a bank between there and the gas station.

See page 2 here:
http://www.dealmakers.net/Resources/IssueDownload.ashx?issueid=145

Don't know whether that's still what they're considering or not.

So is Lotte going to be there or not? Someone said they backed out.

The rumor is Lottes backed out of the deal and now the property has been sold to investors who are going to demolish and redevelop the space with a town center parking garage type setup with a high rise condo setup.

The same investors from the area by the old Taco Bell by Greevy's.

Y'all sound like a bunch of old biddies. Find the truth and post it.

Redevelopment Wrote:
-------------------------------------------------------
> The rumor is Lottes backed out of the deal and now
> the property has been sold to investors who are
> going to demolish and redevelop the space with a
> town center parking garage type setup with a high
> rise condo setup.
>
> The same investors from the area by the old Taco
> Bell by Greevy's.


Utter hogwash.

I don't know how commercial real estate works, but seems to me that it may be easier for the owner to get these higher rents if he actually started on renovating the place. Its' a leap of faith for the tenants to pay more with the promise that money is going to be put into the place.

OTOH, I'm sure the owner is thinking 'I don't want to dump money into this place until I get some leases signed at the higher rate'. But as the saying goes if you wanna play you gotta play.

Lotte pulling out was a good move, not a good fit for the neighborhood.

It was said above; "You've signed a 30 lease with no increases for $4,000 month and that lease is getting ready to end.". Is that how commercial real estate works, 30 year leases with no rent increase??? Seems crazy to me.

kev Wrote:
-------------------------------------------------------
> I don't know how commercial real estate works, but
> seems to me that it may be easier for the owner to
> get these higher rents if he actually started on
> renovating the place. Its' a leap of faith for the
> tenants to pay more with the promise that money is
> going to be put into the place.
>
> OTOH, I'm sure the owner is thinking 'I don't want
> to dump money into this place until I get some
> leases signed at the higher rate'. But as the
> saying goes if you wanna play you gotta play.
>
> Lotte pulling out was a good move, not a good fit
> for the neighborhood.
>
> It was said above; "You've signed a 30 lease with
> no increases for $4,000 month and that lease is
> getting ready to end.". Is that how commercial
> real estate works, 30 year leases with no rent
> increase??? Seems crazy to me.

1. Citation on Lotte pulling out - as far as I know this is a rumor not a fact.

2. Yes the landlord gambles raising rent before renovations but that is common. In this case I believe the landlord wanted the deli and certainly Bazanno out.

3. No, 30 year leases are very unusual. 10-15 year terms are generally the longest either party wants with 15 yrs. being on the rare side. Usually the long term is required due to costly capital improvements (and their need to be amortized over a longer term).

4. No it is not normal to have any lease without increases. In this area most leases would have a cost of living or flat increase as well as operating expense pass throughs. 30 years ago inflation was a major concern among landlords. Recall 14% + inflation in 1980. Language then would have been annual raises of 30% increase in the CPI over a base year (or a flat 3--5% increase) plus operating expense passthroughs over a base year.

Look at Shirlington. And the trials, several transformations, until they found something that worked. Originally it had a similar wasteland, unattractive semi-industrial look. What FINALLY ended up working was leasing the vast majority of space to high end unique restaurants. They created a pleasant area to walk around, to spend an evening. I would copy that.

Big Changes are Needed Wrote:
-------------------------------------------------------
> Look at Shirlington. And the trials, several
> transformations, until they found something that
> worked. Originally it had a similar wasteland,
> unattractive semi-industrial look. What FINALLY
> ended up working was leasing the vast majority of
> space to high end unique restaurants. They created
> a pleasant area to walk around, to spend an
> evening. I would copy that.

No it was the apartment buildings that brought success. Weissburg originally developed that office bld and it sat empty for years. Carr bought the site and developed the retail and it languished until the thousands of people brought in by the apartment building(s). As I said before - develop high density housing in Port Royal and Ravensworth Schlepping Ctr will be worth a lot more.

The mosaic district is proof of that, what used to be a dumpy little industrial area with a dated movie theater is now an uppity little mixed use area for young urbanites.

Of course there's a lot of commercial businesses that would be tough to get out of Port Royal Rd.
Attachments:

Lotte didn't back out and the owner/manager is just trying to upgrade an aging shopping center in a not very upscale area. It will definitely be an improvement.

kev Wrote:
-------------------------------------------------------
> The mosaic district is proof of that, what used to
> be a dumpy little industrial area with a dated
> movie theater is now an uppity little mixed use
> area for young urbanites.
>
> Of course there's a lot of commercial businesses
> that would be tough to get out of Port Royal Rd.


That dumpy little industrial area kept maintenace costs down for homeowners in the region. Your house still has a toilet and heat that frequently requires service. When these dumpy little areas get pushed further out then service costs increase. You can wax a turd but it still gets stuck in the pipe occasionally. Same with Port Royal Rd.
Funny thing about urbanites. They don't like to wait when they get cold and have to go.

Lotte an improvement? Guess you never been to the one at FFx Circle. A real shithole.

Just to set the record straight for the Underground. The Lotte will be coming into the Shopping Center and will be nothing like the one in Fairfax which is to be renovated. The new one in Centreville is a more like model. Yes, Lotte is still coming into the shopping center.
The Kids First Swim School teaches youngsters to swim along w/Adults and handicapped persons.
The renovation project will be a huge improvement for the entire surrounding communities and it is being tastefully done and work to be done by one of the top firms in the Northern Virginia Area LFJennings.
This shopping center has been crying out for a facelift and since it was built in the mid 1960's it has not seen an overall improvement like the one beginning in March. The plans are lovely and once the dust settles, it should be a compliment to the neighborhoods. I've had conversations with the management, seen the plans and I'm very excited for the improvements. It was time to move forward to the new century. Kudos to the owners! I'll definitely be shopping and eating there!

ElaineM Wrote:
-------------------------------------------------------
> Just to set the record straight for the
> Underground. The Lotte will be coming into the
> Shopping Center and will be nothing like the one
> in Fairfax which is to be renovated. The new one
> in Centreville is a more like model. Yes, Lotte is
> still coming into the shopping center.
> The Kids First Swim School teaches youngsters to
> swim along w/Adults and handicapped persons.
> The renovation project will be a huge improvement
> for the entire surrounding communities and it is
> being tastefully done and work to be done by one
> of the top firms in the Northern Virginia Area
> LFJennings.
> This shopping center has been crying out for a
> facelift and since it was built in the mid 1960's
> it has not seen an overall improvement like the
> one beginning in March. The plans are lovely and
> once the dust settles, it should be a compliment
> to the neighborhoods. I've had conversations with
> the management, seen the plans and I'm very
> excited for the improvements. It was time to move
> forward to the new century. Kudos to the owners!
> I'll definitely be shopping and eating there!

Thank you! The rumor mill was getting a little ridiculous.

ElaineM Wrote:
-------------------------------------------------------
> Just to set the record straight for the
> Underground. The Lotte will be coming into the
> Shopping Center and will be nothing like the one
> in Fairfax which is to be renovated. The new one
> in Centreville is a more like model. Yes, Lotte is
> still coming into the shopping center.
> The Kids First Swim School teaches youngsters to
> swim along w/Adults and handicapped persons.
> The renovation project will be a huge improvement
> for the entire surrounding communities and it is
> being tastefully done and work to be done by one
> of the top firms in the Northern Virginia Area
> LFJennings.
> This shopping center has been crying out for a
> facelift and since it was built in the mid 1960's
> it has not seen an overall improvement like the
> one beginning in March. The plans are lovely and
> once the dust settles, it should be a compliment
> to the neighborhoods. I've had conversations with
> the management, seen the plans and I'm very
> excited for the improvements. It was time to move
> forward to the new century. Kudos to the owners!
> I'll definitely be shopping and eating there!

My understanding is Lotte deal is done and they are onboard. Period. I also have heard that Kilroy's has renewed but that is not confirmed. Rents for smaller tenants are close to doubling according to my sources. The loss of Safeway, weather and the closing of the gas station and DQ for renovations has hurt some of the retail store owners in the center - sooner those vacancies are filled the better.

Id love to see it all work out. Lotte is bearable if you grab your produce and bolt before the stench of day old fish guts makes you gag. I would love to see another restaurant like a Chipotle in the deli site. Time will tell. Its a pretty competitive market and the center does not compete well in terms of population density and access from crossroads.

I heard Kilroy's has not renewed and is currently sueing the owner a lease depute. Kilory's may more to a new location in Woodbridge.

Kilroys has a location in Woodbridge. What we need in that shopping center is a Starvin Marvins, Is there a jihad on mom and pop pizza joints? Fuck Chipoltes, kabobs, and noodle pho fuck mexican bullshit. American old school diners would be a breath of fresh air in the entire Nova area. Bob and Ediths Diner Springfield is a good start, I hope they kick ass.

Rumor Mill Wrote:
-------------------------------------------------------
> I heard Kilroy's has not renewed and is currently
> sueing the owner a lease depute. Kilory's may
> more to a new location in Woodbridge.


The rumor I had heard saying they renewed was from another tenant but they were not in direct contact with the owner of Kilroy's. Id be surprised if Kilroys sued the Landlord unless there was a breach of some kind. Not easy to beat a Landlord on a lease unless the breach is blatant. Leases are documents written by the Landlord to protect the Landlord. Its not like residential where there are all these laws to 'protect the public' - the law does not view commercial tenants as 'the public.'

kev Wrote:
-------------------------------------------------------
> The mosaic district...

STOP CALLING IT THE MOSAIC DISTRICT! It's Merrifield.

Just because a developer has changed the name doesn't mean we have to call it that. Nothing says, "I just moved here to carpetbag 5 minutes ago" like saying The Mosaic District.

This is our town. This is our heritage. We GREW here...your ass FLEW here.

Maybe, but there is very little left from the Merrifield most of us remember.

Pushing out the industrial facilities made some sense in the Dunn Loring/Merrifield corridor. The transit developments there were more appropriate to residential and retail uses than they were to the industrial activities that were there before. That situation does not apply to Port Royal, unless you envision hipsters taking the bus. There is however a need in the county for warehouse and small industrial facilities such as those on Port Royal, so it makes sense to leave them there. Plus if you put housing in, it may mean more kids for area schools that do not have much additional capacity.

I've heard the Lotte rumors too, but not from a credible source.

ElaineM Wrote:
-------------------------------------------------------
> Just to set the record straight for the
> Underground. The Lotte will be coming into the
> Shopping Center and will be nothing like the one
> in Fairfax which is to be renovated. The new one
> in Centreville is a more like model. Yes, Lotte is
> still coming into the shopping center.
> The Kids First Swim School teaches youngsters to
> swim along w/Adults and handicapped persons.
> The renovation project will be a huge improvement
> for the entire surrounding communities and it is
> being tastefully done and work to be done by one
> of the top firms in the Northern Virginia Area
> LFJennings.


> This shopping center has been crying out for a
> facelift and since it was built in the mid 1960's
> it has not seen an overall improvement like the
> one beginning in March. The plans are lovely and
> once the dust settles, it should be a compliment
> to the neighborhoods. I've had conversations with
> the management, seen the plans and I'm very
> excited for the improvements. It was time to move
> forward to the new century. Kudos to the owners!
> I'll definitely be shopping and eating there!

Elaine,


Is there a place, online, the community can go to to see the plans and get info about upcomming tenants? Nothing squashes rumors like actual information from the owner!

In general the lay out is not changing. It is getting a facelift, or canopy renovation. 7-11 is remaining. I believe there is another community meeting for Ravensworth Farms scheduled that will have more and detailed information and no rumors.

Sure would be nice to have those meeting minutes, if there ever is such a thing.

oogleymoogley Wrote:
-------------------------------------------------------
> The Safeway is already gone, Old Sunoco will soon
> be Shell, Swiss Bakery is great, Rite-Aid is
> great!! There is also a post office there. Needs
> better decision on grocery store!!!


Boycott the new Shell, if they remove the free air hoses. There's nothing like paying for air.

ShellnotSunoco Wrote:
-------------------------------------------------------
> oogleymoogley Wrote:
> --------------------------------------------------
> -----
> > The Safeway is already gone, Old Sunoco will
> soon
> > be Shell, Swiss Bakery is great, Rite-Aid is
> > great!! There is also a post office there.
> Needs
> > better decision on grocery store!!!
>
>
> Boycott the new Shell, if they remove the free air
> hoses. There's nothing like paying for air.

You're never paying for the air; you're paying a tiny portion of the cost of the compressor and electricity to run it. Don't like paying? Then buy your own compressor and stop acting like an entitled freeloading libtard.

Bill.N. Wrote:
-------------------------------------------------------
> Maybe, but there is very little left from the
> Merrifield most of us remember.
>
> Pushing out the industrial facilities made some
> sense in the Dunn Loring/Merrifield corridor. The
> transit developments there were more appropriate
> to residential and retail uses than they were to
> the industrial activities that were there before.
> That situation does not apply to Port Royal,
> unless you envision hipsters taking the bus.
> There is however a need in the county for
> warehouse and small industrial facilities such as
> those on Port Royal, so it makes sense to leave
> them there. Plus if you put housing in, it may
> mean more kids for area schools that do not have
> much additional capacity.
>
> I've heard the Lotte rumors too, but not from a
> credible source.

I'm all about community progress and community improvement. You are absolutely correct that Merrifield was an industrial eyesore.

The reason shit like "The Mosaic District" doesn't go around here in NOVA is because every time I hear someone refer to that area as "The Mosaic District" another person says, "The Mosaic District...what's that?" And then the first person says, "It's the shopping center and residences at the intersection of route 50 and Gallows Road." And then the other persons says, "Oh! You mean Merrifield..."

Has the name of the Post Office been changed to The Mosaic District Post Office? No...it's still the Merrifield Post Office.

Do people say, "Hey...I'm going to grab a bite at the Silver Diner in the Mosaic District." ??? No, they say, "Hey...I'm going to grab a bite at the Silver Diner in Merrifield."

Do people say, "Meet me at Ted's Bulletin...in the Mosaic District." ??? No, they say, "Meet me at Ted's Bulletin...in Merrifield."

Huh??? Wrote:
-------------------------------------------------------
> Bill.N. Wrote:
> --------------------------------------------------
> -----
> > Maybe, but there is very little left from the
> > Merrifield most of us remember.
> >
> > Pushing out the industrial facilities made some
> > sense in the Dunn Loring/Merrifield corridor.
> The
> > transit developments there were more
> appropriate
> > to residential and retail uses than they were
> to
> > the industrial activities that were there
> before.
> > That situation does not apply to Port Royal,
> > unless you envision hipsters taking the bus.
> > There is however a need in the county for
> > warehouse and small industrial facilities such
> as
> > those on Port Royal, so it makes sense to leave
> > them there. Plus if you put housing in, it may
> > mean more kids for area schools that do not
> have
> > much additional capacity.
> >
> > I've heard the Lotte rumors too, but not from a
> > credible source.
>
> I'm all about community progress and community
> improvement. You are absolutely correct that
> Merrifield was an industrial eyesore.
>
> The reason shit like "The Mosaic District" doesn't
> go around here in NOVA is because every time I
> hear someone refer to that area as "The Mosaic
> District" another person says, "The Mosaic
> District...what's that?" And then the first person
> says, "It's the shopping center and residences at
> the intersection of route 50 and Gallows Road."
> And then the other persons says, "Oh! You mean
> Merrifield..."
>
> Has the name of the Post Office been changed to
> The Mosaic District Post Office? No...it's still
> the Merrifield Post Office.
>
> Do people say, "Hey...I'm going to grab a bite at
> the Silver Diner in the Mosaic District." ??? No,
> they say, "Hey...I'm going to grab a bite at the
> Silver Diner in Merrifield."
>
> Do people say, "Meet me at Ted's Bulletin...in the
> Mosaic District." ??? No, they say, "Meet me at
> Ted's Bulletin...in Merrifield."

Yea, but I still go to the scrapyard in the new Mosaic District. They pay top dollar for all my metal junk.

day old fish guts Wrote:
-------------------------------------------------------

> My understanding is Lotte deal is done and they
> are onboard. Period. I also have heard that
> Kilroy's has renewed but that is not confirmed.
> Rents for smaller tenants are close to doubling
> according to my sources. The loss of Safeway,
> weather and the closing of the gas station and DQ
> for renovations has hurt some of the retail store
> owners in the center - sooner those vacancies are
> filled the better.
>
> Id love to see it all work out. Lotte is bearable
> if you grab your produce and bolt before the
> stench of day old fish guts makes you gag. I
> would love to see another restaurant like a
> Chipotle in the deli site. Time will tell. Its a
> pretty competitive market and the center does not
> compete well in terms of population density and
> access from crossroads.

DQ is open. Just there yesterday.

How competitive can the market be when over 15% of retail space in Fairfax County is currently vacant?

Is anything you wrote true?

Merrifield is crap - they blew it. Its an auto-centered mish-mash of junk. Who rebuilds a town center a mile or two away from the Metro? The giant parking deck is the tell. Oh and did they make the walk to/from the metro anything more than a stroll down the old ugly industrial roads - nope. They should have connected Metro with the town center with improved sidewalk feature to tie the two together and re dont the street lights in the same motif. It was a pit and now its a pit with some nicer stores. Mosaic my ass.

How would you expect them to build much closer to the metro, the avaialable land was only so close. Once you get into the northern (albeit residential) part of the "mosaic" it does border the metro.

Sure, I think a number of the shops are pretentious and over stated. But at least there's more offerings (restaraunts, Target, new theater) that weren't there before.

Interesting that some people like to embrace the new name, Mosaic, while others hang onto the old, Merrifield. Both are correct since the area is still Merrifield and Mosaic is simply the development name.

Welcome to new look of the "Kiloy's District." The same investors from Merrifield.

Welcome to new look of the "Kiloy's District." The same investors from Merrifield.

Forgot the pic
Attachments:

kev Wrote:
-------------------------------------------------------
> How would you expect them to build much closer to
> the metro, the avaialable land was only so close.
> Once you get into the northern (albeit
> residential) part of the "mosaic" it does border
> the metro.
>
> Sure, I think a number of the shops are
> pretentious and over stated. But at least there's
> more offerings (restaraunts, Target, new theater)
> that weren't there before.
>
> Interesting that some people like to embrace the
> new name, Mosaic, while others hang onto the old,
> Merrifield. Both are correct since the area is
> still Merrifield and Mosaic is simply the
> development name.

'How?' - its called urban planning thats how. I was there today. What an eyesore. Except for the center pictured above Merrifield remains a pit. Mosaic is another word for patch-work. No one, and I mean no one walks from the metro to that center. Tysons Corner is the worst urban planning in the area and among the worst in the country but Merrifield is not far behind on the absolute failure list.

Not to take away from Merrifield, the Ravensworth Shopping Center is being tastefully done with a warm and timeless look approach.The picture here is similar to what will be at the center. The colors will be warm, inviting and a definite upgrade for our community. The owners are looking into some national chains to mix up the shopping and eating experience. It's really all positive. And it's nice that the stores will remain open for us during this short time that they will be under renovation. Completion is in late Fall.
Attachments:

I wonder what use is planned for the second story of the main part of the Ravensworth shopping center, as pictured above?

Lotte is nasty, so it was no loss and very good they have pulled out. The former Weis in the Festival Shopping center on Muddy Branch Rd is now a Lotte. The entire store stinks like old fish. Every time I have gone in it has the same rotten fish stench, and I avoid it as much as possible.

ElaineM Wrote:
-------------------------------------------------------
> Not to take away from Merrifield, the Ravensworth
> Shopping Center is being tastefully done with a
> warm and timeless look approach.The picture here
> is similar to what will be at the center. The
> colors will be warm, inviting and a definite
> upgrade for our community. The owners are looking
> into some national chains to mix up the shopping
> and eating experience. It's really all positive.
> And it's nice that the stores will remain open for
> us during this short time that they will be under
> renovation. Completion is in late Fall.

Swiss Bakery, 7-11 and pet shop are the only reasons I go there now - keep them happy please. Swiss Bakery makes the center as its the only high class place there. The Asian grocery does not match the white bread Ravensworth neighborhood but whatever. kilroys is dated and will drag the image of the center down. The replacement for Smith & Clarkeson will be key to defining the 'newness.' Not sure how many quality national retail chains (Chipotle/Starbucks) will want to go in next to an Asian Market - Im guessing none will but hope Im wrong.

Once the Gaint up the street opens everyone from Ravensworth will go there. Lotte will pull Asian clients from N. Springfield, Kings Park and the Canterbury Woods/Long Branch areas. That it because there are 2 other Asian groceries just inside the beltway.

As always the demographics for traffic are great but demographics for population density is not good for this site. You need to create a reason for those racing home to wait at that left turn light on Braddock - Lotte and Kilroys aint gonna cut it.

ElaineM Wrote:
-------------------------------------------------------
> Not to take away from Merrifield, the Ravensworth
> Shopping Center is being tastefully done with a
> warm and timeless look approach.The picture here
> is similar to what will be at the center. The
> colors will be warm, inviting and a definite
> upgrade for our community. The owners are looking
> into some national chains to mix up the shopping
> and eating experience. It's really all positive.
> And it's nice that the stores will remain open for
> us during this short time that they will be under
> renovation. Completion is in late Fall.

Thats a nice concept, looks like pretty much every other newish strip mall out there. But the change is welcome.

Just confirms my skepticism of the Lotte being a good fit. Hate to say it but every lotte I've seen has been in a slightly older and dumpier strip mall. Hope the owner isn't selling him/herself short.

"I wonder what use is planned for the second story of the main part of the Ravensworth shopping center, as pictured above?"

Their false dormers, for looks only.

Grow Up Wrote:
-------------------------------------------------------
> ShellnotSunoco Wrote:
> --------------------------------------------------
> -----
> > oogleymoogley Wrote:
> >
> --------------------------------------------------
>
> > -----
> > > The Safeway is already gone, Old Sunoco will
> > soon
> > > be Shell, Swiss Bakery is great, Rite-Aid is
> > > great!! There is also a post office there.
> > Needs
> > > better decision on grocery store!!!
> >
> >
> > Boycott the new Shell, if they remove the free
> air
> > hoses. There's nothing like paying for air.
>
> You're never paying for the air; you're paying a
> tiny portion of the cost of the compressor and
> electricity to run it. Don't like paying? Then
> buy your own compressor and stop acting like an
> entitled freeloading libtard.

I already got one, but it's slow comparably. I've enjoyed the freedom the sunoco station offered. Complimentary air service used to be standard at all gas stations, but they've all found a way to turn a buck. It doesn't cost much for them to run a compressor ... and since it's already there, I'll be disppointed if they rip it out and convert it to a pay for air station.

Maybe a Trader Joes or Aldi will take the place of the Lotte if they have backed out. It wouldn't have done very well anyway, they do all seem to have that offensive fishy smell.

ElaineM seems to work for the company doing the renovations.
Or maybe she works for the developer.
She seems very one-sided and not impartial.

She does not recognize that her little project will implode and likely be bulldozed within 10 years.

What should we put there? I recommend an international headquarters for Transurban, because we all love them sooo sooo much.

http://www.transurban.com/investor.htm

That shopping center needs a mattress store. Or perhaps an oriental rug store. Or perhaps both.

Sleepyrug Wrote:
-------------------------------------------------------
> That shopping center needs a mattress store. Or
> perhaps an oriental rug store. Or perhaps both.


No, apparently people on this forum say Vienna is the place to shop for those:

http://www.fairfaxunderground.com/forum/read/2/1784418/1798215.html#msg-1798215

Ellen Wrote:
-------------------------------------------------------
> Maybe a Trader Joes or Aldi will take the place of
> the Lotte if they have backed out. It wouldn't
> have done very well anyway, they do all seem to
> have that offensive fishy smell.


What's with the fish smell? Ever been on the Potomac?

Ive been to the Lotte in Ashburn - very new. Its as good as an Asian grocery gets. well lit open good displays in produce. Unfortunately the stench of fish is overwhelming as you get to the middle part of the store approaching the back where the fish is. My daughter and I bid a hasty retreat as the smell of fish would gag a maggot. I have always been told if fish smells strongly fishy its not fresh.

I buy fish in Maine and Cape Cod and all you smell is the salt water from the lobster tanks - never the fish. Go to that premier fish store in Merrifield next to MOM's. Its maybe 1800 sq ft and loaded with fish and no fish smell. Lotte is 30000 sq ft and the fish smell in the back fills the entire store.

There are two Asian groceries within 3-4 miles of Ravensworth, I guess Lotte figures they can put one of them out of business. Anyway the parking lot will be filled with cheap cars driving like the blind.

Glad the Giant with the Peets Coffee, FroYo, good chinese and italian are up at Kings park.

Don Mcilvaine and friends want to redevelop their Sears property in Seven Corners. Proposals show an almost complete replacement of the commercial space with hundreds of apartments at arguably the most hellish intersection in Northern Virginia -- Seven Corners. Be prepared for the bait and switch in Ravensworth.

if fish smells Wrote:
-------------------------------------------------------
> Ive been to the Lotte in Ashburn - very new. Its
> as good as an Asian grocery gets. well lit open
> good displays in produce. Unfortunately the
> stench of fish is overwhelming as you get to the
> middle part of the store approaching the back
> where the fish is. My daughter and I bid a hasty
> retreat as the smell of fish would gag a maggot.
> I have always been told if fish smells strongly
> fishy its not fresh.
>
> I buy fish in Maine and Cape Cod and all you smell
> is the salt water from the lobster tanks - never
> the fish. Go to that premier fish store in
> Merrifield next to MOM's. Its maybe 1800 sq ft
> and loaded with fish and no fish smell. Lotte is
> 30000 sq ft and the fish smell in the back fills
> the entire store.
>
> There are two Asian groceries within 3-4 miles of
> Ravensworth, I guess Lotte figures they can put
> one of them out of business. Anyway the parking
> lot will be filled with cheap cars driving like
> the blind.
>
> Glad the Giant with the Peets Coffee, FroYo, good
> chinese and italian are up at Kings park.


Maybe the proximity of the other Asian groceries is why Lotte pulled out of the deal. That is a good thing since it would have pulled down the entire shopping center.

ElaineM Wrote:
-------------------------------------------------------

> And it's nice that the stores will remain open for
> us during this short time that they will be under
> renovation. Completion is in late Fall.

Hey Elaine, At University Mall and Kings Park, management gave the tenants free extensive renovations, including new HVAC systems, asbestos removal, new plumbing and improved electrical service.

What are you doing for your tenants who have to endure the renovation and loss of the destination stores?

>
> What are you doing for your tenants who have to
> endure the renovation and loss of the destination
> stores?

For them, I use a lubricant with my strap-on before I take them.

ElaineM Wrote:
-------------------------------------------------------
> >
> > What are you doing for your tenants who have to
> > endure the renovation and loss of the
> destination
> > stores?
>
> For them, I use a lubricant with my strap-on
> before I take them.

Yeah, but it's Vicks VapoRub because you're too cheap to buy KY.

Still probably better than going in dry, though.

Sleepyrug Wrote:
-------------------------------------------------------
> That shopping center needs a mattress store. Or
> perhaps an oriental rug store. Or perhaps both.

I was hoping we could get one of those special burger places. What are they called...2Guys? Or Burgerfat? Or Burgersmash? Around-N-Around Burger is pretty good, too. Man, if they could put one of those in there? THAT would be great.

Merrifield gets MOM's organic grocery and boutique fish, tea, bread stores and the lot. Ravensworth gets a smelly Asian grocery (with great lighting) and they give us a swim instruction place and double the rent/close our deli and local italian restaurant. I would not be surprised at all if we get a mattress store and a check cashing joint. Swiss Bakery will move once their lease is up.

Its not all the owners fault its just the site lacks access and population density...

old news, use the search Wrote:
-------------------------------------------------------
> Fuck that Safeway, lotte sucks too.
>
> Just don't take that 7/11 away, or the free air
> station, that's all the shopping center is good
> for.

Yeah, sorry to report that the free air station WILL go away, based on my chat with one of the service techs when I had work done on my car. I finally got fully disgusted and bought a Bell Automotive air pump for home use. Everyone charges for air now, which is bogus.

I hate paying for air its such a rip off. Half the time you need to put money in twice if your tires need a lot of air. A good amount of the time the pay pumps are broken or just take your money. Go to the station owner and they cannot refund your money because 'its not our machine.' Let the crap-a-fa-cation of Ravensworth begin.

Why would you pay for air at a gas station? Just buy your own compressor...

Huh??? Wrote:
-------------------------------------------------------
> Why would you pay for air at a gas station? Just
> buy your own compressor...

Some people dont have space to store a compressor and/or dont like the small compressors that take 2-5 min to inflate a tire. Peps that actually check pressure like you are supposed to (along with oil) may not have the time to crouch down for 8-20 min in work clothes inflating their tires outdoors. The pay compressors can fill a tire in 90 seconds.

To start with, cost. I have my own compressor, but if I only used it for filling tires, it would have to last a very long time to break even.

Swiss Bakery will not be leaving. The deli family had health issues and decided to leave and take care of family first. Perhaps you should adjust your thinking as this is going to be a vast improvement over what it is now.

The "2nd" story is a façade. the only second story are a few offices above the Post Office.

ElaineM Wrote:
-------------------------------------------------------
> Swiss Bakery will not be leaving. The deli family
> had health issues and decided to leave and take
> care of family first. Perhaps you should adjust
> your thinking as this is going to be a vast
> improvement over what it is now.


Unless Swiss Bakery is the owner (I know they are not) they certainly have the option to leave when their lease is up. I speculated that would be years from now after they see the Lotte crowd trading paint in the parking lot. Im looking forward to the improved appearance of the place - Lotte was a last choice. Whole Foods would have been the ticket but then again they declined the location because it is second tier.

I'm not talking about a compressor that you would run airtools with. I have a small Craftsman compressor that I bought from Sears 7 years ago for $25. It plugs into the cigarette lighter in the car, measures 12" X 9" X 5" and stores in my trunk. I check my pressures in all 3 of my cars every month. If they need inflation, I can usually accomplish up to 4 tires in less than 60 seconds.

You guys go ahead and keep "paying" for your air though...thanks.

Huh??? Wrote:
-------------------------------------------------------
> I'm not talking about a compressor that you would
> run airtools with. I have a small Craftsman
> compressor that I bought from Sears 7 years ago
> for $25. It plugs into the cigarette lighter in
> the car, measures 12" X 9" X 5" and stores in my
> trunk. I check my pressures in all 3 of my cars
> every month. If they need inflation, I can usually
> accomplish up to 4 tires in less than 60 seconds.
>
> You guys go ahead and keep "paying" for your air
> though...thanks.

I have a small air compressor which runs from the cig lighter or adaptor port in my car. Since it takes much longer to do the job than the big compressors at gas stations, and since I live so close to the Sunoco (now shell) station, I'm slightly bummed .. the hospitality is going out the window when they replace the free air station-- For years I've been stopping in and Bam! -- free air and the job is done in no time.

I guess my own machine will be getting more work which is fine. I even inflated a completely flat tire with it, by pulling the car fwd very slowly about 1 to 2 feet so that it would actually inflate -- the rotation solved the problem of air leaking between the bead and the rim (for a complete flat, this often happens). -- Great for trips too .. inflating spare tires to specs, road side tire repairs, etc.
I hope the new Shell won't end up being a price-gouger on gas like the station @ Rolling and Braddock which is normally 10 to 25 cents higher per gallon than it's closest neighboring station.

junkyanddated Wrote:
-------------------------------------------------------
> Huh??? Wrote:
> --------------------------------------------------
> -----
> > The mgment sucks Wrote:
> >
> --------------------------------------------------
>
> > -----
> > > These greedy bastards attempted to up
> Bazzano's
> > > rent from $4,000 to $7,500 a month. They just
> > > killed the shopping center. Great way to
> treat
> > a
> > > tenet that has been there since 1967. I'm
> > > boycotting this Springfield Mall failure
> > wannabe.
> > > The GM Don Mcllvaine couldn't manage a whore
> > house
> > > on a navy base. He is a total idiot.
> >
> > The object of owning and running a business is
> to
> > make as much money as you can as quickly as you
> > can. Anyone who says their business is about
> > something else is either clueless and/or
> getting
> > ready to lose and/or close their business.
> >
> > If you own a shopping center, the object is to
> > collect as much rent revenue per sq. foot of
> > space. You've signed a 30 lease with no
> increases
> > for $4,000 month and that lease is getting
> ready
> > to end. You're a good asset manager, right? So,
> as
> > this lease is getting ready to expire, you've
> done
> > your homework and gone out into the marketplace
> to
> > see what kinds of other tenants you could bring
> in
> > and what they might be willing to pay in
> monthly
> > rent. Your best prospect is someone willing to
> > agree to $7,000 per month.
> >
> > Now, as you've said, you've got this tenant who
> > has been in business in your shopping center
> for
> > many, many years and you want to respect that
> > relationship. Keep in mind, a landlord is under
> NO
> > LEGAL OBLIGATION to extend a tenant's rent.
> None.
> > But, out of respect for the relationship you go
> to
> > your long-term tenant and you say, "Your lease
> is
> > getting ready to expire. Based on market
> demands,
> > I know that this property is worth $7,000 per
> > month in rental revenues. I have prepared a new
> > lease with these terms so, you have first right
> of
> > refusal on the option...what would you like to
> > do?"
> >
> > So, Bazzano's ownership looks at the new lease
> for
> > $7,000 per month and says, "No, I'm sorry that
> > rent is too high for us. We're going to close."
> >
> > That's it. That's the way of the business
> world.
> > Welcome to capitalism. It's not about doing the
> > nice thing or the "right" thing...it's about
> doing
> > the most profitable thing.
> >
> > And in closing, if Bazzano's is this epic
> fucking
> > pizza (which it's not), then surely they can
> take
> > their 30 years of sweat equity building that
> epic
> > brand of pizza and find somewhere else to do
> > business that is more in line with their
> business
> > model of $4,000 per month rent. If the pizza is
> > that epic then customers would drive to consume
> > it, right? Well...they would if it was epic
> but,
> > it's not. Bazzano's existed on a convenient
> > location. Their business model was built on
> > average food, sub-average décor that they
> never
> > renovated and finally they existed on the
> > generosity of their landlord. Bazzano's
> ownership
> > HAD to know that Ravensworth Properties, LLC
> would
> > raise their rent and raise it significantly.
>
> 1. First thank you so much for the detailed
> lecture on your own understanding of commercial
> retail leasing - Im sure no one imagined the
> complex series of events that you are guessing
> happened.
>
> 2. Bazannos sucked. That location also sucks. It
> lacks visibility from the road, from the parking
> lot - from everywhere. In fact its the least
> desirable 1,515 rsf in the development.
>
> 3. The owner is banking on the face lift to raise
> lease rates. It absolutely will its just a matter
> of how much.
>
> 4. If the quoted rate is $7,500 per month that
> equates to approximately $59.41/rsf/yr (probably
> NNN + tenant responsible for roof, building
> systems etc...) - that seems to be a fairly high
> rate for a truly sub par location. I doubt he
> will get more than $40/rsf/nnn for that chunk of
> space.
>
> In conclusion the owner doesnt want Bazannos or
> Smith & Clarkson. He wants to raise the profile
> and those uses were dated at best. That end piece
> will need help to be successful - maybe some
> enhanced signage. Id guess Kilroys is the next
> shoe to fall, it is also junky and dated.


The owner should tear it down and build an office building and lease it to FCPS for 100yrs.

...

Huh??? Wrote:
-------------------------------------------------------
> I'm not talking about a compressor that you would
> run airtools with. I have a small Craftsman
> compressor that I bought from Sears 7 years ago
> for $25. It plugs into the cigarette lighter in
> the car, measures 12" X 9" X 5" and stores in my
> trunk. I check my pressures in all 3 of my cars
> every month. If they need inflation, I can usually
> accomplish up to 4 tires in less than 60 seconds.
>
> You guys go ahead and keep "paying" for your air
> though...thanks.

Model number please. I have never seen one of those that could add even 2lbs psi in a single car tire in under 60 secs. You saying you do all 4 is absurd. That would give you 10-12 sec per tire inflation time. You are not telling the truth.

not telling the truth. Wrote:
-------------------------------------------------------
>
> Model number please. I have never seen one of
> those that could add even 2lbs psi in a single car
> tire in under 60 secs. You saying you do all 4 is
> absurd. That would give you 10-12 sec per tire
> inflation time. You are not telling the truth.


This. Obvious bullshit. The only way that you're adding 2 psi with one of those small compressors like that is maybe if it's completely flat with zero resistance. Adding 2 psi on top of 30 or whatever will take MUCH longer.

P9UHe Wrote:
-------------------------------------------------------
> not telling the truth. Wrote:
> --------------------------------------------------
> -----
> >
> > Model number please. I have never seen one of
> > those that could add even 2lbs psi in a single
> car
> > tire in under 60 secs. You saying you do all 4
> is
> > absurd. That would give you 10-12 sec per tire
> > inflation time. You are not telling the truth.
>
>
> This. Obvious bullshit. The only way that you're
> adding 2 psi with one of those small compressors
> like that is maybe if it's completely flat with
> zero resistance. Adding 2 psi on top of 30 or
> whatever will take MUCH longer.

yea I carry one of those cig lighter compressors (loud as hell) and it takes about 2 full min to get from 29psi to 30 psi. They are good for emergencies but you would have to have 30 min to add 5 psi to 4 tires...

Isn't the air free at all Shell stations free IF you buy some gas? The one I use is like that. They give you a code to punch into the air pump.

Why would any station owner want a bunch of freeloading motherfuckers tearing up their air pump?

not telling the truth. Wrote:
-------------------------------------------------------
> Huh??? Wrote:
> --------------------------------------------------
> -----
> > I'm not talking about a compressor that you
> would
> > run airtools with. I have a small Craftsman
> > compressor that I bought from Sears 7 years ago
> > for $25. It plugs into the cigarette lighter in
> > the car, measures 12" X 9" X 5" and stores in
> my
> > trunk. I check my pressures in all 3 of my cars
> > every month. If they need inflation, I can
> usually
> > accomplish up to 4 tires in less than 60
> seconds.
> >
> > You guys go ahead and keep "paying" for your
> air
> > though...thanks.
>
> Model number please. I have never seen one of
> those that could add even 2lbs psi in a single car
> tire in under 60 secs. You saying you do all 4 is
> absurd. That would give you 10-12 sec per tire
> inflation time. You are not telling the truth.

I converted the AC compressor on my engine to an air compressor, it'll fill my big 'ol tires in about five minutes. Onboard air and a storage tank, ahh, self reliance! Some folks use their roll bar tubes for their tank, buy I don't. No top, no AC, no problem. Kevlar sidewalls also means very few flats I cannot fix myself as soon as they happen. But it's a bitch to push a plug in no doubt... But the air supply is covered! (I'm all out of love, I'm so lost without you...) That was Air Supply, right?

If Kilroys goes the center will be Asian-afied and we will lose Swiss Bakery too. I expect it to take no more than 4 years to convert to Eden Shopping Center

The county should purchase the site snd build new free luxury housing for undocumented immigrants. We just need to raise taxes a little for this investment.

Facade is coming down now. Smelled like they were tarring Lotte's roof. Superpets' stench was strong and wafting through the plenum into Dairy Queen.

Didn't Lotte pull out of the deal?

wafting Wrote:
-------------------------------------------------------
> Facade is coming down now. Smelled like they were
> tarring Lotte's roof. Superpets' stench was
> strong and wafting through the plenum into Dairy
> Queen.


Is DQ back in business? Tried to go there like 6 weeks ago and it was closed up, I guess for remodeling.

Eden Shopping Center Wrote:
-------------------------------------------------------
> If Kilroys goes the center will be Asian-afied and
> we will lose Swiss Bakery too. I expect it to
> take no more than 4 years to convert to Eden
> Shopping Center
>
>

It seems like Eden Center gets busted by the police about every six months. Illegal Gambling, prostitution, etc.

Check your facts everyone...DQ is alive and well and open! took my niece there for a bday party! LFJennings is moving right along and the center will be beautiful! Much needed face lift and a few new tenants coming in I'm told by management. Swiss Bakery is happily staying put. I'm happy for our community that this center is finally cleaning up. they can't charge more than the going square footage rate, or they won't get tenants. Chill.

If they take that free air away, that shopping center will fail even harder. It's the only thing that shopping center has been good for.

Does anyone know if there is a decision on where the new Kilroy's is going? I heard over across the street from Jaxx or in Lorton some place?