Site Requirements

Quick Screening Questions (Pass/Fail)

Before investing time in a property, answer these five questions:

Result:

• All Yes: Proceed to full evaluation
• Any No: Pass unless exceptional circumstances justify exception

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1. Hard Requirements (Must Have)

These are dealbreakers. If any item fails, do not proceed.

Size

• Gross square footage: 2,500-4,500 SF
• Target optimal: 3,000-3,500 SF (18-suite facility)
• Minimum ceiling height: 9 ft clear (10 ft preferred)

Access & Layout

• Ground floor location OR elevator access to upper floor
• ADA accessible path from parking to entrance
• Restroom capacity for 2 ADA-compliant restrooms (or buildable)

Parking

• Parking ratio: >= 4 spaces per 1,000 SF (minimum 14 spaces for 3,500 SF)
• Weekend availability: Parking adequate during Saturday 10am-2pm peak
• Proximity: Parking within 100 ft of entrance

Zoning

• Zoning district: C1, C2, C3, or C4 (personal services permitted)
• Verification: Called (703) 777-0246 to confirm salon suites permitted
• No overlay restrictions that prohibit personal services

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2. Preferred Requirements (Strong Want)

These increase property score. Absence doesn't disqualify but affects competitiveness.

Visibility & Access

• Direct road visibility from major corridor (Route 50, 28, South Riding Blvd)
• Signalized entrance or easy right-in/right-out access
• Monument signage rights included in lease
• Facade signage rights for building-mounted signage

Building Infrastructure

• Electrical service: >= 400A (or upgradable without major expense)
• Existing plumbing infrastructure (ideal: prior salon/spa/medical)
• Adequate HVAC capacity for 18 individual zones

Location Quality

• Weekend-strong anchor tenants (grocery, fitness, restaurants)
• Complementary neighbors (gym, spa, boutique, medical office)
• No competing salon suites in same center
• Low visible vacancy in center (healthy occupancy)

Space Condition

• Second-generation salon/spa space (best case)
• Second-generation medical office (good case)
• Second-generation retail (acceptable)
• First-generation vanilla box (acceptable if economics work)

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3. Location Filters

Primary Target Zone (Highest Priority)

• South Riding (20152): Within South Riding CDP boundaries
• Route 50 corridor: South Riding Blvd to Chantilly

Secondary Target Zone (Acceptable)

• Stone Ridge (20105): Adjacent to South Riding
• Chantilly (20151/20152): Growing market, established retail
• Brambleton (20148): Close to South Riding trade area

Avoid

• > 15 minute drive from South Riding center
• South of Route 29 (different trade area)
• West of Route 15 (outside core market)

Corridor Preferences (Ranked)

1. Route 50 / South Riding Blvd (proven, competitors have waitlists here)
2. Loudoun County Parkway corridor
3. Route 28 / Sully Road
4. Braddock Road / Pleasant Valley Road

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4. Financial Filters

Rent Economics

• Asking rent: <= $35/SF (target $25-30/SF)
• NNN estimate: $6-10/SF additional
• Total occupancy cost: <= $11,000/month all-in

Lease Terms (Negotiate For)

• Initial term: 5 years (longer = better TI)
• Renewal options: 2x 5-year options
• TI allowance: $25-35/SF target
• Free rent: 2-3 months during build-out
• Rent escalation: Capped at 3%/year
• CAM cap: 3-5% annual increase maximum

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5. Weekend Site Visit Requirement

CRITICAL: Never commit to a property without a Saturday site visit.

When to Visit

• Day: Saturday
• Time: 10:00 AM - 2:00 PM (peak salon hours)

What to Check

• Count available parking spaces
• Observe parking lot traffic flow
• Check if anchor tenants are open/busy
• Note competing businesses in center
• Test access from all directions
• Photograph signage locations
• Walk the space with contractor if possible

Red Flags During Weekend Visit

• Parking lot full with no available spaces
• Anchor tenants closed on weekends
• Significant vacancy in center
• Difficult access/confusing entry

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Contact Information

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Document: Site Requirements Checklist Phase: 06 Site Selection Framework Created: 2026-01-17