Consultants say Park 170 leasing has accelerated as theater anchor nears opening

Economic development consultants Stephanie Reynolds and Quinton Reynolds told the Economic Development Authority of the City of Manassas Park on May 6, 2026, that leasing at Park 170 has accelerated and that a planned BNB Theaters anchor is drawing tenants and customers.

The consultants — who serve as the city’s economic development consultants for Park 170 — said Building A is largely leased, listing tenants that include Atlantic Union Bank; City Kebab; Little Bowl; Roll In Bowl (a halal-bowl concept); Tino World (a Venezuelan breakfast concept under construction); Strange Comics & Collectibles; a wedding shop; L Kamar (Park 170 coffee, operated by Crystal Bell); Yoders Donut, Sweet Treats and a juice concept; Faux Vistro (a Vietnamese/Korean food concept building out); Lush Nail Spa; and a Bubble Tea operator. Stephanie Reynolds and Quinton Reynolds said only one space remained available in Building A and that several tenants are in active build‑out.

Why it matters: the consultants said visible progress on the theater project has been a major leasing catalyst. “As soon as we put up the ‘coming soon’ signs for the movie theater, it really picked up,” Quinton Reynolds said. He added that BNB Theaters will include family-themed auditoriums and that the operator is projecting roughly 400,000 visitors a year to its Manassas Park location — a figure the consultants said has increased interest from restaurants and franchises.

The consultants described a deliberate tenant-mix strategy that favors a variety of food genres to avoid cannibalization; they said the landlord and the city have been selective about tenants. Quinton Reynolds said average asking rents in the newly leased spaces rose from about $16 per square foot at the outset of leasing to roughly $25 per square foot now, and the consultants said they expect rents to climb further after the theater opens (they cited an industry-range expectation of $35–$40 per square foot for stabilized demand near an entertainment anchor).

Parking and circulation: consultants said the downtown parking plan includes angled on-street parking along Market Street (12–13 angled spaces near Atlantic Union Bank), 148 designated parking spaces behind the theater/plaza, and a 150-space surface lot being built behind Building B by the property owner. Combined, consultants expect roughly 200 off‑street and on‑street spaces to be available to downtown customers once all phases are complete. They noted that angled parking will reduce some existing outdoor dining footprints and that the city is coordinating HAWK pedestrian signals and requests to the theater contractor to move fencing that currently blocks sidewalks.

Grocery and Building B: the consultants said they have Letters of Intent from a group called City Market for roughly 6,000 square feet in Building B (four contiguous spaces) that would operate as a medium-format, mostly organic market with a deli. They cautioned that a full‑size grocery operator remains difficult to attract because of land-price and parking constraints: a nearby parcel owner asked roughly $12 million, which many supermarket chains would not accept for a site that size. The consultants said smaller-format grocers (Mom’s Organic Market, Streets Market–type concepts) remain viable targets but that the landlord has expressed concern about some prospective operators’ lack of experience despite capitalization.

Support and next steps: consultants urged the EDA to continue non-parking support that makes it easier for businesses to open and succeed: streamlined permitting, coordinated inspections, consistent guidance from the city manager’s office, and event support. They noted the EDA will hear the event coordinator’s recommendations at a future meeting and suggested the authority consider targeted, non‑capital assistance after that presentation.

The theater developer is targeting openings around the December release season but consultants said it could slip to January or February. The EDA voted earlier at the meeting to update bank signatories (a separate, formal resolution).