Many shopping centers would prefer less competition around them in order to corner the market on goods and services sold in a particular neighborhood. The Park Hills Shopping Center, a fixture at the corner of Man O' War and Pimlico Parkway in Lexington, seems to have that distinction. It is the only retail center located right along Man O' War between Tates Creek Road and the Mapleleaf Drive/Todds Road area. Along that five-mile stretch is the only place where you can buy gas at a convenience store, get a prescription filled, buy baked goods, work out, see a dentist, get a haircut or borrow cash against your future paycheck, among other things. But the center seems to be trying to stay current since a grocery anchor, Slone's Signature Market, left a few years ago, followed by a few other longtime tenants.
"We actively search online databases for possible tenants. We market the shopping center in (various) publications in Lexington," said Wendy Dugger, property manager for CMI Properties. "We also work with other brokers to get information out about what's available there," she added. Park Hills was built in the early 1980s and has a total of 85,000 square feet of space, 9,000 of which is available for leasing.
Dugger says the center has a good mix of national and locally owned businesses. She cites Rite Aid Pharmacy, Dollar Tree and Shapes as examples of national chains, along with Great Clips and Subway. Homegrown businesses include favorites like Mondelli's Bakery and J & J Park Hills Barber Shop. J & J's has been in the center since 1988. Owner Jeff Shrout grew up within a mile or so of his shop. "I stay here because you just get in a clique. I like the people here and the neighborhood," he explained. As for what's needed to bring the center back up to speed, Shrout said he's sure the property managers would love to get some new and solid tenants whose rent will help improve the center. "I'm hoping it'll come back. I'm banking on it," added Shrout.
Another longtime tenant enjoys one of the most visible locations in the Park Hills Shopping Center - the end cap of the strip, nearest Man O' War, and visible to eastbound traffic on that heavily traveled street. Rick Lewis' Tae Kwon Do, whose motto is "Strength, Humility, Wisdom," has operated at Park Hills since 1997, and for five years before that under a different owner. This national martial arts chain allows local owners to attach their names to their businesses.
The studio always seems to be a hum of activity for adults and children. Lewis especially markets to families, having kids picked up at school in the academy's vans so they can easily get to his Tae Kwon Do classes. He also teaches something called Brazilian Jie Jitsu. Lewis likes to enroll families because lessons learned in the studio carry over to the home. "It coincides with everything we do in the community, as far as values like honor and discipline. These are some of the core values we teach," said Lewis, who is a sixth degree black belt. The academy also has a book club and homework tutoring. Children earn stripes on their belts for good behavior and grades. The school has about 135 kids enrolled but has had as many as 210 at a time.
Lewis is contemplating expansion, looking toward the Hamburg and Masterson Station areas, but hopes to also remain at Parks Hills. "I stay here because I have great roadside visibility," he explained. As for other locations, "I need to move into a position, both professionally and personally, to be able to buy the building I'm in. I've leased for so many years. It just doesn't make sense any more."
There are some glaring vacancies at the Park Hills Shopping Center that must be addressed, several tenants emphasized. One recent vacancy is unusual. The well-respected 25-year tenant 1st Stop Auto Care cleared out its shop over an apparent dispute with property managers. A letter taped to the front door and dated July 10 is addressed to customers and says the business is temporarily re-locating to its Clays Mill location because of "building conditions and extreme heat." Operators of 1st Stop, Ed Hacker and Michelle Hargis, promise customers all of the same services, "just in a different building Ö for now." Dugger says CMI Properties is "trying to work out terms with the owners of the business. We anticipate they will be back."
Dugger went on to say that CMI Properties is committed to Park Hills. "We're always working on the property to keep it fresh and new and to keep it looking good. We don't have any new, pending prospects at this time, but we're always out there looking for them."