Throughout the school year, student life is often so hectic that few notice the changing scenery of the Corner. But with the respite provided by summer, the new faces of the Corner buildings become more noticeable and it may seem that it's changed without warning overnight.
Coming soon
The openings provided by the routine turnover of restaurants and other businesses on the Corner give both new businesses and those looking to expand the chance to set up shop in the bustling University area. This summer, two retailers known for their success on the Downtown Mall will try their luck on the Corner.
Revolutionary Soup opened this week in its newest location in between Subway and Lemongrass on 14th Street. Revolutionary Soup manager Katherine Romans said the restaurant hopes the busy area will generate more business.
"We are hoping to do even better at the new location then at the first because the Corner has so much more foot traffic," Romans said.
She added that while Revolutionary Soup attracts some student customers at the downtown location, its main business comes from lunch traffic and tourists.
Romans said she was "definitely optimistic" about expanding the restaurant's customer base to include students, faculty and hospital workers and about becoming a fixture on the Corner.
"Our menu and what we have to offer with vegan and vegetarian options, as well as eat-in and carry-out services, will be successful with students," she said.
She added that the restaurant hopes to explore the idea of late-night hours and delivery later in the fall.
Christian's Pizza, which will open on the Corner of University Avenue and 14th Street in mid-August, is also hoping to target the student population. According to owner Christian Tamm, Christian's will be open seven days a week until 3 a.m. The restaurant will have indoor and outdoor seating but will not be offering delivery , Tamm said.
In terms of competition, Tamm said he was not concerned about other pizza vendors but instead worried about another carry-out place: Bodo's Bagels.
"I think the biggest competition up at the University is Bodo's," he said. "It's difficult to be in business [when] they do everything so well day in and day out, and if you're not you're going to get funny looks next to Bodo's."
According to Tamm, Christian's new Corner location is just one of three new branches that will be opening in the future. On the other hand Revolutionary Soup only has plans for this one additional branch.
"Opening one other store is already going to be a challenge for us," Romans said.
Leaving town
As with any commercial area, as new restaurants and shops open, while others go out of business and close. Revolutionary Soup and Christian's will replace First Wok and Amigo's respectively with their new locations. While restaurants go out of business for many reasons, Romans said she believes the First Wok owners simply wanted to close.
"I think the owners were just looking to retire -- nothing to do with the business doing badly," she said.
The two businesses closed towards the end of the school year, but several other stores closed their doors earlier in the semester.
According to Lee Richards, Charlottesville commissioner of the revenue, the dress boutique Dixie Divas, previously located on Elliewood Avenue, recently closed and Tropical Smoothie Café, which was located on University Avenue, closed its doors in January. Yet this type of turnover is a frequent occurrence for many businesses on the Corner.
Ryan Cannon, manager of The Virginian, notes that the location that is now home to Zydeco has hosted to several restaurants over the past couple of years. A similar parade of businesses has been seen in the location near Basil restaurant. One store has gone from Hoos Greek to The Monogram Shop to Flirt in a matter of a couple years.
Students in Charlottesville for the summer may notice additional changes on the Corner as some businesses have opted to close for the summer, such as O'Neill's Irish Pub and The Pita Pit. Richards notes that this isn't unusual.
"It's hard on businesses there in the summer time, especially with the students gone," he said.
The regulars
So what makes some vendors and locations change constantly while others like The Virginian, The White Spot and Mincer's stay put for generations?
Cannon credits The Virginian's success with a combination of good business and passionate employees.
"The employees who work here don't just work for the money, but because they love it," Cannon said. "Our staff starts working and works here all four years until they graduate."
He noted that the higher profit margin of selling liquor means that part of The Virginian's success stems from the fact that it serves as a bar. Yet he stressed that having a dedication to the food and service is what makes it an institution.
"The focus has always been on the restaurant, the bar is secondary," Cannon said.
University Economics Prof. Maxim Engers also noted that some restaurants and stores tend to dominate the Corner, but thinks that could be due to repeat customers.
"There is a certain value to having these sort of landmark places that have been there for several generations," he said. "I'm not sure a lot [is being] done to preserve them other than costumer loyalty."
He added he doesn't think that new businesses and franchises will necessarily pose a threat to these traditional vendors
"I think competition is always good," Engers said. "I'm not concerned that those places have new competition -- I think that's a good thing."
Cannon echoed a similar sentiment, saying that although he believes Revolutionary Soup would do well, he wasn't worried about it hurting The Virginian's business.
"It doesn't seem like franchises ever do very well here -- you would think they would be busier," he said.
Ebb and flow
This constant flow of venders through the Corner might seem unusual, but most managers and experts agree that it represents the normal cycle of business.
"That's the case -- [businesses] come and go," Richards said. "It's standard, it's nothing, it's been going on for years. It's like the tide, it comes in and goes out."
Cannon noted that with restaurants, failure is a common result.
"Restaurants constantly turn over, it's a business with like a 60 percent turnover rate," he said.
Engers agreed that the life span of a restaurant is short, saying this cycle is "normal."
But for all the restaurants that don't find economic success, there are others that do. Both Romans and Tamm acknowledge that while they respect the challenges of doing business on the Corner, they believe their restaurants will prevail.
"Who ever does things right does business and whoever doesn't will go out of business," Tamm said.
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