In many ways, the Business Route 22 corridor through Monroeville and Wilkins Township goes through cycles like its traffic lights, keeping streams of motorists and new commercial businesses coming and going.

A good example is Miracle Mile Shopping Center, which changed hands three years ago when Casto-Skilken, which built the center in 1954, sold it to New York-based Oakmont Properties LLC. Managed by Zamias Realty, the center had several vacancies just a few years ago.

With the completion of LA Fitness by the end of August or early September, the strip mall will be at capacity, says Chad Amond, president of the Monroeville Area Chamber of Commerce. He says the center has upgraded its facade, added awnings and created islands with trees to enhance its appearance.

"Monroeville, for a number of reasons, will always be an attractive space," Amond says. "We go through these cycles. We're seeing positive signs."

Two new restaurants have added a touch of the Far East to the local menu this summer. Sawa, a hibachi steak house and sushi bar, is serving up traditional Japanese fare with European and contemporary influence in its restaurant at The District at Monroeville Mall.

The Green Mango has opened in the Shoppes at Penn Center in Wilkins and offers contemporary Thai food that fuses traditional ingredients with modern grilling. Spokeswoman Kathy Lee says the restaurant needed a bigger space than its Regent Square site and decided to open the second location.

Burton's Total Pet, formerly Pet Supplies Plus, will be moving from Mall Boulevard to its new location in Jonnet Plaza.

Yet some properties have remained vacant for years, including the Shop 'N Save space next to Kmart, the old Kentucky Fried Chicken next to Ralph's Army Surplus and King's Motel.

Linens 'n Things is in the final days of its clearance sale after the chain decided to close 120 underperforming stores nationwide as part of a bankruptcy restructuring plan.

How long it remains open depends on how quickly merchandise is sold, said Rich Tauberman, company spokesman.

Chili's Grill and Bar closed in April, which leaves a vacancy in the restaurant strip along Mall Boulevard.

Other vacant properties in the Route 22 corridor include the former Lone Star Steakhouse in the Jonnet Plaza and CompUSA.

While the retail sector is the most visible part of Monroeville, Amond says it is just the end product.

With the impending departure of Westinghouse and work to bring businesses to the Tech One Park, he says developing the business sector should be the focus now rather than retail.

"Retail is the piece at the end of the equation. If you have the businesses and the residential side in place, the retail will follow."