Businesses Take Hit From Road Project

Owners Cope With Loss of Property as Manassas Construction Moves Forward

Entrepreneur Mario Mabudian moved his auto shop from Stafford County to Centreville Road in Manassas five years ago because the location was better for business.

But, he said, that is not the case anymore, as the city moves forward with plans to widen the street -- a process that has not only disrupted business but also caused Mabudian to lose almost two dozen parking spaces in his front lot.

"Business is already bad with the economy, and this is making it worse," said Mabudian, who owns AutoVilla. "What we do is sell cars, and the front is everything you have in this business. I've worked all my life to get a place like this, and losing this much frontage is really going to impact my business."

After almost a decade of discussion, construction on Centreville Road (Route 28) started this month. The $3.8 million project was mainly funded under the fiscal 2009 Capital Improvement Program budget and will include burying utilities and adding a left-hand turn lane between Liberia Avenue and Sudley Road, Manassas Public Works Director Michael C. Moon said.

Some business owners along the strip say they are not happy, as they must turn over a piece of their land to make way for the wider road.

"This is really bad for my business, because it is going to take away my front parking spaces and put the road basically at my front door," Espresso Cafe and Restaurant owner Rui Ramos said, adding that he will lose about 15 parking spaces. "My customers come and stay, so if I don't have a place to park, they will leave."

To complete the project, which is expected to take eight months, the city had to acquire land or easements from 16 properties, said Billy Swartz, assistant public works director. The city has reached agreements with all but four properties.

"I feel sorry for everyone and how it will impact their business, but at the same time, if you drive down [Route] 28 at 5 p.m., you are fearful to make a left-hand turn," said Northside Auto Sales owner Kenny Loveless, who reached an agreement with the city. "You can't stop progress."

Under eminent domain, the government can take property for a public use. Owners must be paid "just compensation," which covers the cost of the land condemned and the damage to owners' remaining property.

To get land from those holding out, the city was forced to file certificates of deposit in Prince William County Circuit Court in March, said Martin R. Crim, deputy city attorney. That procedure transfers the property to the city and gives officials 60 days after the project's completion to reach an agreement on compensation with property owners. Otherwise, the case heads to court.

"It is in everybody's best interest to work this out before it gets to court," Crim said. "We want to make sure the merchants are happy and feel they are being treated fairly by the city, but we also want to be fair to the taxpayers."

Ramos was the most recent to settle with the city. He received a check for about $181,000 for 3,633 square feet, about 1,500 of which he will get back because it is serving as a temporary construction easement.