And her many loyal customers say that would be a loss for the community.

Chea, who bought the business in November 2003, said she expected her rent to increase 3 to 4 percent when the original lease expired in April, but was unprepared for the sharp jump, a $3,000 monthly increase.

"There's a chance we'll be gone," Chea said.

And if that happens, some of the local youth will lose their hangout.

During the summer, the grill becomes a destination place for neighborhood children.

"A lot of kids come with their allowances," Chea said. "Kids get large chilis and sodas and sit and talk with their friends. I wish I had somewhere like this when I was growing up."

Big Dog's Grill employee Barbara Trimble agreed that the diner is child-friendly.

"Parents can let their kids come here because it's safe," said Trimble, as she used a broom to retrieve a child's ball from the roof.

The old-fashioned atmosphere is also a draw for families like that of Sagin and Sophia Monar and their children.

"It's more homey than other places," Sophia said. "We come here once a week. It's a family ritual."

Sagin said he also likes seeing the "unique, older cars" that park by the diner on Tuesday nights. "It would be a big-time loss if this place closes," he said.

Then there are the owners of those vintage vehicles like Pete Lemmon, who has been bringing his 1956 Chevy to Big Dog's on Tuesday nights for more than 10 years.

"The food's good, and we talk about cars and meet with other car nuts," Lemmon said. He adds that some weeks there are 50 to 60 classic cars parked in the lot.

"It's a social thing," Tom Edwards said. "The sad part is that this is one of the last few places that guys who have old cars can meet. This is Americana."

However, the landlord, Biagio Passaro, has increased rent from $1.90 per square foot to $3.50 per square foot, which Chea said she was told is fair market value.

Chea, however, is not so sure and hired an attorney, because an independent appraiser told her that the fair market value should be $2.20 per square foot, she said.

The property management company for the Foxworthy Shopping Center, which includes a PW market, Longs Drugs and several small businesses, is CEPM Company. Within the last year and a half, the management company has rented space to several franchises, including Starbucks, Subway and Curves. These new retailers have changed the mix within the complex from the traditional mom and pop-type businesses that were once predominant at the shopping center.

One manager, who did not want to be named, but works at another restaurant in the shopping center, acknowledged that the new businesses have been positive for the old shopping center.

"It's been good because they bring energy," she said, "but Big Dog's Grill is also a draw."

The manager also noted that the shopping center has always catered to families through a number of neighborhood businesses, but says some small-business owners have left over the years because they couldn't pay the rent.

Leno Passaro, a property manager at CEPM and spokesman, said, "I can't comment on anything between landlords or tenants because it's confidential."

So as the dispute continues, Chea is paying the $3.50 per square foot, but placing the amount over the appraisal into an escrow account.

"I want to see a fast conclusion," she said. "The landlord is dragging his feet. I'm afraid he'll stall until I can't pay the rent. His attorney said he could get another tenant and remodel."

But professionals in the property management industry like Willow Glen DBC Commercial Group President Jeff Davis said, "The smartest and best thing to do is to negotiate the lease terms before you buy."