GlobeStRetail.WEEK

Volume 2 - Number 13 | March 27, 2006

Jones Apparel Explores Sale
By Ian Ritter

Barneys

NEW YORK CITY-Jones Apparel Group’s executives released a statement saying that the company’s board of directors is pursuing a possible sale of the company. The retailer and wholesaler hired Goldman, Sachs & Co. as an advisor in the process.

In the same release the company denied reports that it is considering the sale of individual divisions. One rumor was that the firm was possibly selling its Nine West shoe and accessories business.

At Merrill Lynch’s Retailing Leaders Conference here yesterday, Peter Boneparth, Jones’ chief executive officer, stressed that his firm would not sell itself off in parts and that discussions to sell the company were in part based on the investor “climate.” “It’s obviously been an ongoing discussion for a long period of time,” he said. “I think our board is very focused in maximizing shareholder value.”

Part of the climate Boneparth could have been referring to is the large amount of private equity recently going into the acquisition of retail companies. The Sports Authority, Neiman Marcus and Toys “R” Us are some of the larger retailers that have been taken private over the last few years at premium prices.

Jones Apparel Group operates close to 1,100 stores under such banners as Anne Klein, Bandolino, Jones New York and Nine West. “There’s a lot we’re going to be doing to increase our retail penetration,” Boneparth said at an investor conference last week.

The retailer also owns the luxury Barneys New York chain, which operates 25 units around the country and recently opened a flagship store in Boston’s Copley Place. Barneys has a flagship unit planned to open in Dallas in the fall and has been expanding its smaller, lower-priced Co-Op chain.

Jones’ Q4 revenues were just over $1.2 billion, up from $1.08 billion during the year-before period. Barneys’ same-store sales rose 8%, while the company’s other retail concepts fell 0.2%.

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Movie Gallery Weighs Closures
By Ian Ritter

Movie Gallery

DOTHAN, AL-Movie Gallery executives plan to close about 100 stores this year but could shut more, they said during their fourth-quarter conference call. “We will continue to evaluate the possible closure of stores as market conditions warrant,” says Joe Malugen, the company’s chairman, president and chief executive officer.

During the fourth quarter, which ended Jan. 1, the retailer shut 64 stores where there were duplications of units as a result of the company’s acquisition of Hollywood Entertainment’s more than 2,000 stores a year ago. This year, the company, which operates about 4,800 stores, also plans to open 140 units.

Movie Gallery’s quarter was marked by deep losses and drops in sales. Year-over-year same-store sales plunged 8.6%, and the company’s net loss totaled $546.5 million, due to a $527.9-million non-cash impairment of goodwill, and other factors. Executives blame weak sales on last year’s less-than-stellar performance last year by movies at the box office.

One way that Movie Gallery executives are trying to improve results is by subleasing space to other retailers in 2,200 of their stores, a strategy announced earlier this month. Management has decided that on average it only needs 4,000 sf in Hollywoods, which average 6,600 sf, and 3,000 sf in Movie Gallery units, which average 4,200 sf. “We have had a great deal of interest,” says Malugen, referring to retailers inquiring about the extra space in stores. “It includes virtually all 1,000-sf to 2,000-sf retailers that you can imagine.”

Officials also announced that they will cut administrative staff by 17% by the end of the year, letting go about 300 positions. Capital expenditures will drop from $58 million last year to $35 million this year.

Despite a tough quarter, and first quarter that Malugen perceives as being less than stellar so far, he says that Movie Gallery’s sector of retailing has the potential to bounce back. “There’s still no substitute for a quality DVD movie at home,” he says of consumers’ entertainment choices.

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Kimco Enters Puerto Rico
By Brian K. Miller

SAN JUAN, PUERTO RICO-Kimco Realty Corp. has agreed to acquire five shopping centers here for $448 million in cash, stock and assumed debt. The selling entity includes investors Jay Furman and Walter Samuels. The acquisition would be Kimco’s first in Puerto Rico.

The location of the properties was not revealed by Kimco; a company official did not immediately return a Monday morning phone call seeking additional detail. The portfolio is 97% occupied, according to Kimco. Anchor tenants include Home Depot, Sam's Club and JC Penney.

Kimco’s total consideration will include $97 million in cash; $20 million in partnership units issued to the contributors that is convertible into Kimco common stock; other partnership units totaling $184 million of which $26.2 million has limited conversion features; and the assumption of approximately $147 million of mortgage debt.

Walter Samuels says he chose Kimco in part because of his friendship with Kimco chairman Milton Cooper. "I have known Milton Cooper for over 40 years. We chose to enter into this transaction with Kimco because of the long standing relationship we have together and the flexibility they demonstrated in structuring a transaction that suited our needs and the needs of our associates," he says.

Kimco Realty specializes in shopping center acquisitions, development and management. The company owns and operates a portfolio of neighborhood and community shopping centers that totals 135.8 million sf in 1,048 properties in 44 states, Canada and Mexico.

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Westfield Plan Includes Condos
By Bob Howard

Century City

CENTURY CITY, CA-The Westfield Group has proposed a $500 million transformation of its Westfield Century City shopping center that would include 260 luxury condominiums and a host of new shopping and dining options, according to plans the company has submitted to the City of Los Angeles. Called the New Century Plan, the Westfield project would build upon a makeover that is already under way at the 810,000-sf shopping venue at the corner of Avenue of the Stars and Santa Monica Boulevard.

Westfield has already spent $150 million on the makeover that is under way. Its $500 million New Century Plan calls for removing two aging office buildings at 1801 Avenue of the Stars and 1930 Century Park West and replacing them with a mixed-use luxury condominium tower on Avenue of the Stars.

Other parts of the plan include new premium shops, a central plaza, open space, more parking and an upgraded streetscape along Santa Monica Boulevard. Westfield's new plan would build on the makeover that is already under way, according to Ken Wong, president of Westfield America Inc., the US arm of Australia-based Westfield.

The company completed the first phase of its makeover in December by introducing its new outdoor Dining Terrace, additional luxury shops and a new AMC flagship movie theater. The second phase of the makeover, being completed this year, replaces the old marketplace and movie complex with additional upscale dining, premium shops and amenities.

Open space plays a big part in the New Century Plan. Westfield proposes to create eight acres of open space, featuring a new central plaza and a series of gathering places within the center. Its streetscape plan would transform more than 1,000 linear feet along Santa Monica Boulevard and 340 linear feet along Avenue of the Stars.

Westfield's plan will now undergo a review by city officials, including an environmental review. The company says it will conduct “an extensive outreach program” to gather community comments on the plan, which will be subject to several public hearings before the Los Angeles Planning Commission and the City Council.

Westfield acquired the Century City center and the two adjacent office buildings in 2002. The outdoor shopping center is anchored by the West Coast flagship Bloomingdale's, Macy's, Gelson's Super Market, AMC Century City 15 Theatres and more than 100 specialty shops.

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Michaels Explores Sale
By Jennifer D. Duell

Michaels

IRVING, TX-Michaels Stores Inc. is in the midst of some big changes: the chain's board of directors has replaced retiring president and chief executive officer R. Michael Rouleau with two veteran retail executives and has hired JPMorgan to evaluate "strategic alternatives to enhance shareholder value including, but not limited to, a potential sale."

Jeffrey N. Boyer and Gregory A. Sandfort will serve as co-presidents of the chain, sharing Rouleau's previous duties. Boyer, previously executive vice president and chief financial officer, and Sandfort, previously executive vice president and general merchandise manager, both will report to the chain's board and to chairman Charles J. Wyly Jr.

In addition to continuing as CFO, Boyer's responsibilities will include information technology, human resources, real estate, strategic planning, legal and new businesses. For his part, Sandfort, who also will be chief operating officer, will be responsible for merchandising, store operations, marketing and supply chain areas.

Regarding the possible sale, JPMorgan's exploration is expected to take several months and doesn't necessarily mean that the chain will be sold, according to a company statement. The company did not return calls by press time, but Wyly did comment in the statement: "The Company's growth under Michael Rouleau has put us in a strong position to consider new ways to realize the full value of our franchise. Our decision to explore strategic alternatives is driven by a commitment to create value for our shareholders and exciting new opportunities for our employees, while positioning the Company to expand market share, improve customer service, and deliver stronger performance."

The chain also announced the promotions of Harvey S. Kanter, who will assume Sandfort's former position, and Thomas Bazzone, who becomes executive vice president - specialty businesses, with added responsibility for Aaron Brothers' art and framing stores as well as future business development opportunities.

Michaels owns and operates 896 Michaels stores in 48 states and Canada, 165 Aaron Brothers stores, 11 Recollections stores and four Star Wholesale operations.

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It’s A Grind’s Gapik
By Ian Ritter

Gapik

Coffeehouse chain It’s A Grind has a long way to go to catch up with Starbucks, but the Long Beach, CA-based company is trying. Founded in 1994, the chain has nearly 80 units across the country and executives expect to open between 60 and 70 this year. It’s A Grind growth is taking place primarily by franchise operators – the company only owns four of its stores. The coffeehouses, which range from 1,000 sf to 1,500 sf, are jazz and blues themed with pictures of such musicians as Billie Holiday on the walls. Walt Gapik, It’s A Grind’s director of real estate, recently spoke with GSR about the chain’s growth.

GSR: What areas are you targeting geographically right now?

Gapik: Our target markets fall in 17 states. California, Nevada, Arizona, Texas, Colorado, Nebraska, Kansas, Missouri, Tennessee, Kentucky, North Carolina, Connecticut, New Jersey, Pennsylvania, Delaware, Georgia and Florida. We’re primarily focusing on those cities with high-growth areas, such as Phoenix and Dallas. In California, we’re everywhere.

GSR: Why have you decided to grow across the country as opposed to moving from region to region?

Gapik: Because of high growth where they’re building more homes. When you look at Kansas, the Overland Park area has growth. When you look at Arizona, you’re looking at Phoenix/Prescott/Tucson. In California we’re growing everywhere. In Texas we’re focusing on those Dallas, Ft. Worth, Houston, San Antonio, Austin markets. In Georgia it’s mostly Atlanta. We’re looking at those areas with high growth and a good average income. Since they’re spread out through the country, instead of going into Idaho or South Dakota, we like to build our brand where we can build 20 stores or better.

GSR: Have you had any challenges finding franchise partners in areas far away from where you’re based?

Gapik: No, we basically focus our franchising in those areas through the franchise network of brokers as well as our in-house franchising department.

GSR: Are there certain types of shopping centers, like lifestyle developments, that you prefer over others?

Gapik: We like grocery-anchored, neighborhood, community centers, power centers and high-density, mixed-use projects. We like to look at heavy foot traffic college areas as well. But what we are primarily concentrating on are pads on streets that are on the morning side with great visibility on the way to work. We’re looking for that easy right in, right out, before you get to the freeway.

GSR: What kinds of tenants do you like to be near and what demographics are you trying to hit?

Gapik: We’re looking for about 10,000 people in a one mile radius and about 3,000 to 4,000 daytime in a half mile with 35,000 to 40,000 total traffic at an intersection. We generally like to have national retailers and grocers. We’re not typically looking at office or industrial areas.

GSR: Are drive-thrus a big part of your business?

Gapik: I would say 30% of what we’re doing is drive-thru. It depends on the site. High-traffic locations work better with drive-thrus versus a neighborhood center.

GSR: Do you run into any developer resistance to drive-thrus?

Gapik: Developers ask us what our criteria is and they submit properties with their characteristics. If they have a drive-thru, obviously, that what we’d prefer. If it’s high-density or the city doesn’t allow a drive-thru, we absolutely consider an end cap with a patio.

GSR: Have you done or are planning to do a store-within-a-store concept with another retailer?

Gapik: We have considered store-within-a-store concepts. We have talked to some grocers and haven’t come to any agreement just yet, but we are considering it. The plus is that it builds the brand. The minus is that you don’t have as much traffic.

GSR: How do you differentiate yourself from competitors like Starbucks and how close will you place a store by one of them?

Gapik: We look at Starbucks as giving us the opportunity to compete. We go across the street from them at the same corner. It’s A Grind kicks everything up a notch to build the It’s A Grind brand through the service, product and ambience. We have what we consider faster service because you can buy a cup and serve yourself. That allows any recipe to be built faster, so the whole concept is faster. The product choices are greater. We have more choices of roasted beans, and you can sample those as you go. So if you wanted to change up one day when you’re buying a cup of coffee on your way to work on a daily basis, it’s very easy. We strive for that more friendly environment, with overstuffed chairs. The ambiance is a blues/jazz motif with fireplaces and nice corners where soccer moms can have their meetings and that person can use their computer with wi-fi. Some stores offer live music on the weekends in the evening. We take advantage of that, and it’s almost a date-night atmosphere.

GSR: What is the biggest challenge you’re facing right now from a real estate standpoint?

Gapik: Building the It’s A Grind brand and making us known to the development community as a strong alternative for coffee and tea. That is our challenge, getting the word out there. We’ll pitch the company to anyone who will listen. We’re new to the neighborhood, and once folks have tasted our product and experienced the “where everybody knows your name,” feeling, they’ll return. The repetitive customer is our business. We’re also talking to developers coast to coast and we attend the ICSC (International Council of Shopping Centers) meetings. They’re a great vehicle to put your commercial out there. It’s an effort that extends to each developer, broker and landlord out there. It allows us to build our brand in their minds. One day or another, they’re going to have a site for us, and many developers are looking for something new and high-end to go into their development.

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Transit: the New Mall
By Ray Peloquin

Peloquin

With developable suburban sites becoming increasingly scarce, and “smart growthism” on the march against the menace of sprawl, transit-oriented development (TOD) has become the latest buzz in the real estate industry. While TOD has been around for many years, and planners and enlightened municipalities continue to herald it as the wave of the future, this country can point to only a few examples of how the retail dynamic plays out in these types of environments.

One such example is Washington’s Union Station, where a lively retail mix and a hub of transit lines have come together to create a true commercial destination. It’s a potent cocktail that responds to the needs of commuters, tourists and nearby residents, but probably not one that can be easily rolled out across the United States. Few places can mix the critical mass of commuters, tourists and business travelers with Washington’s urban density.

Beyond Union Station, most of what we know about TOD retail comes from projects in Europe and Asia, regions of the world that tend to be more reliant than the United States on inter-modal or mass transport. Europe’s great train stations and Asia’s burgeoning high-speed rail industry have proven to be fertile ground for a new type of retail development.

And yet, while the car still reigns in the United States, we are starting to see smaller scale TODs succeeding, especially in places like suburban Washington, DC, and Dallas, where commuters may have hit the tipping point over traffic congestion and sprawl. These projects are starting to define a new type of retail that might seem familiar, but is actually a hybrid that borrows as much from the traditional mall as it does from the traditional High Street.

More attuned to shopper dynamics than traditional mall tenants, TOD retail generally falls into three categories: ancillary or support retail, destination retail, and food. While much of what defines the nature of TOD retail is (and should be) market based, the more significant issue is one of integration.

When communities go through the long and arduous process of delivering rail transit, the process, by nature, is usually focused on transportation and engineering alone. Retail is not typically the engine, let alone a consideration, and this can be problematic long-term because design and leasing decisions are made without the input of people who understand what’s right for the market. Worse, the decisions are made too late in the process.

The retail cannot be bolted on after the transit planning is complete, or squeezed into disused nooks and crannies as a way of generating revenue, which is usually the unfortunate case in airport terminals. The retail, and the food and beverage component, must be integrated from the start to respond to market demographics, as well as user dynamics--generally, all of those issues that come into play in traditional mall planning, including circulation and pedestrian flow, signage, sight lines, amenities and storefront visibility.

What’s often over-looked in TOD retail, and is almost always an integral part of a transit hub in Europe and Asia, is placing value in the development’s civic currency. Successfully planned and implemented, TODs accommodate huge numbers of people and tend to have a “gateway” quality to them. Part of what brings TOD its vitality is the hustle and flow of the crossroads. As such, the public realm is just as important as the revenue-generating spaces. Indeed, TODs should be about urban placemaking and a sense of arrival as much as they are about transportation. Understanding this from the start not only strengthens the project but heightens its role in the community.

The impediments to TOD success abound, and chief among these is the sheer complexity of the development and its math. TOD almost always require high levels of partnering, usually between private and public interests, and tend to take much longer than the traditional real estate gestation period, something many developers just don’t have the stomach for. Obtaining tax increment financing, the traditional way of financing infrastructure development, is no small feat and many municipalities are not up to speed in how it works. Creating the appropriate critical mass is also a key factor, and these days very few developers are geared up to handle a multi-use project that includes retail, residential, civic and office uses.

In the end, though, the benefits to the user and the community are almost always worth it. We live in a transient society, one that shows no signs of slowing down any time soon. Transit-focused, multi-use development may not be the panacea the development is looking for, but it is only a train ride away.

Ray Peloquin is a vice president of RTKL Associates, a global planning, architecture and design firm.

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Congress Looks at Interchange
By Marita Thomas


Retail groups and others aired their thoughts about the fees credit card companies charge merchants when consumers pay with plastic during a hearing on “the law and economics of interchange fees,” held by the Congressional subcommittee on Commerce, Trade and Consumer Protection. This has long been an issue of contention among many of the nation’s largest retail groups. But, rising prices at the gas pump helped bring the subcommittee to hold this hearing.

Without issuing an opinion on fees, in an opening statement, Rep. Cliff Stearns of Florida said, “because it is a percentage, the size of the interchange fee increases with the amount of the transaction. Therefore, as we saw in the aftermath of the hurricanes last year, if a merchant charges his customers more, the associated increase in the interchange fee will correspond to the price increase.

“This becomes a bit more complicated when a merchant makes a certain margin based on the current cost of a bulk commodity, like gasoline, and the interchange fee starts to eat into that margin when the costs of that product go up,” Stearns continued. “This is basic economics and, at least in theory, the terms associated with this scenario should be transparent and agreed to freely.”

This struck a special chord with Henry Armour, president and CEO of the National Association of Convenience Stores (NACS), a retail class that he says “sells the majority of the gasoline purchased in the US.” Armour had previously testified to the full committee regarding gasoline prices and the increasing amount of money that credit cards take “out of every gallon of gasoline purchased,” he said in reiterating that claim during this hearing.

Armour and the National Retail Federation (NRF) noted that in fall 2005, the House of Representatives passed legislation, which is still pending in the Senate, that would have required a Federal Trade Commission investigation into interchange’s role in rising gasoline prices.

“Skyrocketing bank fee income reported last summer was not due to any new or greater sophistication or marketing innovations on the part of bank executives,” said a consumer advocate, Edmund Mierzwinski, consumer program director of the US Public Interest Research Group (PIRG), who also represented the Consumer Federation of America at the hearing. The “skyrocketing income,” he said, “was simply due to the spike in gasoline prices, which provided banks with massive returns on their long-term strategy to use legally questionable market power and anti-competitive practices to collect billions of dollars in excessive interchange fees from merchants accepting credit or debit cards.

“Because many consumers, and perhaps even more consumers, as gas prices skyrocketed, used credit or debit cards at the pump, bank income from fees imposed on merchants simply spiked,” Mierzwinski said. Quoting from a an article in the Washington Post, he said, “a year ago, when gas prices averaged $1.87 (a gallon), banks involved in credit card processing made about $12.5 million a day on fees. . . .Today, with prices averaging $2.75 nationally, the credit card companies are raking in $18.4 million a day. That is $183 million more a month, or nearly $2.2 billion on an annual basis in extra money paid to the nation’s banking giants just because of rising gasoline prices.”

Interchange doesn’t just apply to gas purchases, but to all purchases made with Visa or MasterCard credit or debit cards, which, according to Armour, make up 90% of the US credit and debit card business. The cost, he and the NRF point out, is passed on to all consumers, whether or not they use plastic at the checkout. “The average family pays $331 in interchange and related fees every year,” Armour said, estimating that it adds up to $27 billion a year.

The NRF puts the total at nearly $40 billion in what it calls “secret fees that credit card companies force merchants to pass on to consumers annually.” The hearings, the federation said in a statement, “could lead consumers to demand that credit card companies disclose and reduce the fees.” The fees generally range from between 1.6% and 2% of the purchase price of a product.

Mallory Duncan, NRF SVP and general counsel, said, “consumers know about the interest they pay and late charges and over-limit charges. What they don’t know is that credit card companies are collecting a secret checkout fee every time they use their cards.”

Speaking for the other side of the argument, Karen Kerrigan, president and CEO of the Small Business & Entrepreneurship Council, a Washington DC-based non-profit advocacy organization, urged Congressional caution. “Government or regulatory intervention often carries the possibility of unintended consequences,” she said.

She acknowledged that small business owners don’t like paying interchange fees and said, “they would much prefer that these costs were lower or non-existent, similar to other costs, such as electricity and rent.” Yet, she added, they “recognize that government regulation, whether directly or through litigation, has the potential to cause dislocation in a system that has generally served them well.

“Those prescribing price controls on interchange fees, have been remiss in not acknowledging the benefits that electronic payments have provided.” Among those she listed are increased sales, rapid and certain payment, enabling of internet commerce, and reduced worries and losses in respect to theft issues. “A reduction in the use of cards,” she concluded, “would not be a positive development for small business owners.”

Kerrigan also presented testimonials from her group’s members to the subcommittee. Kim Adamsn Graham of the Adams Pecan Co. in Union Springs, AL, said her company sells pecans all across the country over the internet. “If the federal government sets an arbitrary limit on the fees card companies can charge, I fear it may make them less interested in promoting the use of their cards to new and existing customers. Fees are a part of their profit structure and they need to make a profit to say in business. Just as I am free to set what I think is a reasonable price for our pecans, credit card companies should be able to set their own prices, too.”

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Lightstone In $800M Prime Refi
By Eric Peterson

Prime San Marcos

LAKEWOOD, NJ-The Lightstone Group, based here, has completed an $800-million refinancing of 10 outlet centers within its Prime Retail portfolio. The proceeds of the refinancing, estimated at $631 million, will be used to upgrade and expand the properties, according to Angela Mirizzi-Olsen, Lightstone’s senior vice president and chief investment officer.

“We have been able to take advantage of competitive market conditions and close this transaction,” says Mirizzi-Olsen, who closed the deal on behalf of Lightstone. “This transaction will serve to enhance the targeted centers.”

The funding was provided by Wachovia; further details were not released. “This will enable Lightstone to continue its portfolio-wide reinvestment strategy,” says Wachovia managing director Chad Johnson, who represented the lender.

All of the centers being refinanced bear the Prime Outlets brand. Four of them are in Florida, located in Naples, Ellenton, Florida City and Grove City. Three of the properties are in the Midwest, in Pleasant Prairie, WI; Jeffersonville, OH; and Huntley, IL. The other three are in San Marcos, TX; Lebanon, TN and Gulfport, MS. The privately owned Lightstone’s portfolio now totals approximately 20 million sf of space in 28 states and Puerto Rico, as well as more than 20,000 residential units.

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Mills Pays Authority $31M to Complete Lease Deal
By Eric Peterson

Xanadu

EAST RUTHERFORD, NJ-Mills Corp.’s financial woes have been well publicized, and the status of its participation in the massive Meadowlands Xanadu retail/entertainment complex here has been a major question mark. Indeed, a few weeks ago officials of the Arlington, VA-based developer were called before the New Jersey Sports & Exposition Authority, the state agency that runs the Meadowlands Sports Complex and owns the Xanadu site, to explain their financial status.

In the wake of those developments, Mills remains in good stead with the NJSEA, at least, having yesterday paid the final installment of $31 million toward the 15-year lease of the Xanadu site. Altogether, Mills has paid the state $160 million for the rights to the 104-acre site surrounding the Continental Airlines Arena, on which Xanadu is already rising. The payment by Mills beat the NJSEA-imposed deadline of March 31 by nine days.

“It is an indication of Mills Corp. being a good partner with us,” NJSEA president and CEO George Zoffinger says in a prepared statement. “We are proceeding along with the project. They continue to meet all their obligations.”

Mills is joint-venturing the $1.3-billion Meadowlands Xanadu with the Cranford, NJ-based Mack-Cali Realty Corp. At build-out the project will amount to 4.8 million sf of retail, entertainment and recreational uses, including an indoor ski resort. Negotiations are ongoing regarding a possible minor league baseball stadium.

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Boston Vacancy Drops 6%
By Marita Thomas

BURLINGTON, MA-According to a market report by locally based Finard & Co., the retail sector throughout Eastern Massachusetts/Greater Boston showed significant strength for the 12-month period extending from the start of Q4 2004 through the end of Q3 2005. As retailers entered or expanded their presence, “retail bankruptcies and store closings fell to their lowest levels since 2000,” says Bob Sheehan, the company’s VP of research.

Among the more significant retail expansions are Lowe’s; Hannaford Supermarkets--through its acquisition of Victory Supermarkets--and Bank of America through its Fleet acquisition. With 32 locations in Eastern Massachusetts, Home Depot continues to dominate in the home improvement retail sector, but, according to the report, Lowe’s is beginning to close the gap. Home Depot’s area store count remained the same while Lowe’s added six units, taking its total in the area to 13.

Dick’s Sporting Goods increased its number of stores from two to eight to outnumber Sports Authority in both store count and overall square footage. Modell’s Sporting Goods entered the area with two units during the 12-month period and has added two more since the end of Q3 2005.

Despite new retail construction, Eastern Massachusetts experienced a net reduction of 688,000 sf during the 12-month period, according to Finard data. The area’s real estate inventory increased by 4.5 million sf, up 2.6% for the year, to reach a total of 176.5 million sf.

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Filenes Basement To Open Second Boston Store in Back Bay
By Beverly Ford

Newbry

BOSTON-Filenes Basement will open its second Boston store in the Back Bay this fall. The expansion will give the retailer its 27th location and its ninth Bay State outlet.

The 38,000-sf store will be located at the Newbry, a 620,000-sf office and retail complex at 501 Boylston St., and will have with an entrance on Newbury St. Filenes Basement, the country’s oldest off-price retailer, is owned by Retail Ventures.

A spokesperson for Filenes Basement, tells GlobeSt.com that the decision to open a store in the Back Bay was meant to serve customers living in that neighborhood. “The merchandise will be same but the feeling will be different. The building is newly renovated with lots of natural light, wider aisles and lots of fixtures we don’t have room for in the Downtown Crossing store, the spokesperson says. “It will be a very contemporary look.”

The store, which will feature two levels of merchandise, will share the building with H&M, Guess and Victoria’s Secret. Terms of the company’s 10-year lease were not disclosed but Andy LaGrega, a principal at the Wilder Cos., tells GlobeSt.com that first floor retail space along Boylston Street generally ranges from $90 to $100 per sf. Similar ground floor space on Newbury Street costs between $100 and $250 per sf. Wilder is a retail consultant and leasing agent for the Newbry’s owner, 501 Boylston Properties LLC, an affiliate of Beacon Capital Partners LLC.

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Cypress Takes 27 Acres, Plans Home Depot
By Marita Thomas

UPPER MERION TWP., PA-Dallas-based Cypress Equities acquired a 27-acre site at 181 S. Gulph Rd. and the Schuylkill Expressway near King of Prussia from locally based AMC Delancey Group. Kenneth Balin, AMC Delancey’s president and CEO, tells GlobeSt.com the price was $17.5 million, or about $648,148 an acre.

Cypress plans to develop a Home Depot and one or more additional retail tenant spaces. The site contains the 400,000-sf now-vacant Philadelphia Gear Co. plant, which will be demolished. Steven Kushner, managing principal of Cypress’ New York City office, tells GlobeSt.com the Home Depot will be approximately 115,000 sf with a 28,000-sf garden center. The zoning also allows for a pet store and auto dealership, he says, but no deals for such units are now in place.

The Home Depot is scheduled for completion in summer 2007. As a part of Cypress’ agreement with Home Depot, Cypress will acquire an existing 130,000-sf Home Depot on an 11.5-acre parcel a mile from the new one and develop it for retail use, once Home Depot moves to the new location. Kushner declined to disclose the price of that acquisition and says, “We really don’t know yet what we’ll do with it. We’re really focused on the new store, and the existing one won’t be available until the move.”

Philadelphia Gear and AMC Delancey are sister companies of Wind River Holdings, a King of Prussia-based investment company. The property became “surplus,” Balin says, when the gear manufacturer switched to a service orientation and relocated. In partnership with Philadelphia-based Keating Co., AMC Delancey developed plans for 400,000 sf of office space and a hotel at the site, but ran into objections from the township.

Lacking progress on that plan, Balin says, “We scrutinized the light-industrial zoning and saw it did allow for a car dealership, lumber yard, plumbing supply and pet supply store.” AMC Delancey worked with Dan Hughes of Metro Commercial in discussions with Lowe’s and Home Depot. Balin says he then enlisted Arthur Weisman of NAI Geis Realty to propose a sale to Cypress. “Because it was a ‘by right’ sale that had all the permits required by law, the purchase price was kicked up.”

Weisman represented AMC Delancey. Cypress is the retail development and acquisition affiliate of Staubach Retail, also based in Dallas. Rich Weitzman of Staubach Retail’s Philadelphia office represented Cypress.

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Shopping Center Will Become $100M Condo Property
By Barbra Murray

WASHINGTON, DC-The owner of and 18,000-sf Nehemiah Shopping Center has agreed to sell the property, paving the way for a $100-million condominium project. The center on the 2400 block of 14th St. NW will be redeveloped into a property with 225 market-rate residences and ground-level retail space.

Level 2 Development will acquire the shopping center in the Columbia Heights area from Horning Brothers for an undisclosed amount. According to District real estate records, the property has a current assessed value of $2.9 million.

Level 2 has tapped Shalom Baranes Architects to oversee the design of the project, but those efforts are still in the earliest stages. The property is situated in a spot that links the Columbia Heights area with the 14th & U Street neighborhood.

The area is home to a great deal of development activity, as has been the case for the last couple of years. Among the new and or redeveloped projects going up in the community are the $60 million, 153-unit condominium property Kenyon Square, the $87 million Highland Park mixed-use condominium endeavor and the $140 million, 500,000-sf DC USA retail project.

“There are 80,000 jobs being created in the Washington, DC metro area every year,” Jon Kardon, project manager at Level 2 Development, tells GlobeSt.com. “With those jobs comes a demand for housing.“ He says construction will get under way by late 2007.

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$800M Mixed-Use Project Will Replace State Offices
By Barbra Murray

BALTIMORE-Plans for the redevelopment of the State Center office complex move forward. Maryland officials have selected Struever Bros. Eccles & Rouse to transform what the Department of General Services describes in an RFQ as “an underutilized 25-acre state-owned site” into a mixed-use property.

SBER will head up a team that will convert the transportation-centered property--which is currently home to five buildings totaling 700,000 sf--in a multi-phased endeavor that will cost an estimated $800 million to complete. McCormack Baron Salazar and Doracon Development are also part of the SBER team.

Home to a handful of government agencies for the last 45 years, State Center sits about one mile from the city’s Inner Harbor and is surrounded by Metro stations, bus lines and light rail access. Seeking to create a transit-oriented live-work-play atmosphere, the SBER team is planning a complex with an as yet undetermined amount of office and retail space, residential offerings and parking.

“The state had the big and bold thinking to not do the obvious and stay with just office space and surface parking,” SBER’s Bill Struever tells GlobeSt.com. “This is a catalytic development that will crate a new mixed-income neighborhood linking downtown to West Baltimore, making this area a part of the revitalization that has been happening in other parts of the city.”

The project is still in the early stages so the specifics are not yet in place. Colliers will handle office leasing, SBER will oversee retail leasing and architectural firm Design Collective is on board to handle the project’s design. “Community input is a critical part of this effort,” the Maryland Department of Transportation’s Jack Cahalan tells GlobeSt.com. Seven neighborhood communities will work with the state and the private developers on the master plan to take the last 15 months of the vision process and translate that into hard details of what should be there and what, realistically, can be there.”

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Urstadt Biddle Buys Three Retail Properties for Nearly $17M
By John Jordan

GREENWICH, CT-Urstadt Biddle Properties Inc. has expanded its portfolio with the purchase of three retail properties from a private investor. The deal includes one retail center in Pelham Manor, NY and two in Flushing, NY. The purchase price for the properties was $16.6 million, excluding closing costs, company officials say.

The largest property acquired is the Gristede’s Shopping Center on Boston Post Road in Pelham Manor. The property, which totals approximately 25,000 sf, has strong demographics and quality tenancy, company officials state. In addition to the Gristede’s grocery chain, the Bank of America and Dunkin Donuts are tenants at the center. The property is nearly fully leased, with just 1,500 sf available, says James Aries, VP of acquisition and leasing.

The Flushing properties--at Main Street and Melbourne Avenue and on 72nd Street and Aguilar Avenue--each total approximately 12,000 sf. Both are fully leased to a total of more than 20 neighborhood retailers. The three properties were built in the 1960s and contain a total of 47,300 sf of leaseable space.

“The Pelham shopping center is very well located and we believe a facade renovation will enable us to achieve higher rents over time,” says Urstadt Biddle Properties president Willing Biddle. “The Flushing properties were part of the portfolio and are well-located block front strips of stores fully leased to local retailers.” He adds that the Flushing neighborhood is “a stable densely populated urban area where there is a high demand for stores.”

Aries adds that the Pelham and Flushing acquisitions presented an opportunity to “acquire quality retail properties in our core market.” Urstadt Biddle Properties has a retail portfolio consisting of 37 properties totaling 3.7 million sf of space.

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RealShare EXCLUSIVE: Experts Call for Tax Reform, Leadership to Sustain Momentum
By Marita Thomas

Hankowsky

PHILADELPHIA-The portrait of the local commercial real estate landscape presented by some of the area’s most influential players during RealShare Philadelphia yesterday was far brighter than the one portrayed just a few years ago. Residential and retail leads expansion in the CBD, but other sectors are also becoming more active, said panelists in a Town Hall Meeting led by John Salustri, national online editor of GlobeSt.com.

Bill Hankowsky, chairman and CEO of Liberty Property Trust, pointed out that both Cira Centre and Comcast Center--the two newest office towers to emerge--are not only well leased, but have also brought in new office tenants. “Yet, we’re not where we were in 2000,” he added, indicating there’s room for improvement. Dan Dilella of BPG Properties said there was not enough growth in the city for his company.

Residential is “white hot,” according to Carl Dranoff, president of Dranoff Properties. He believes residential growth will continue even if interest rates move up. Jeff Algatt, regional manager of Marcus & Millichap, agreed and also suggested that the city’s 24/7, live, work environment can be expected to help attract more employers.

Even David Binswanger, president of Binswanger, who said, “I’m usually a contrarian,” and acknowledged he was worried a year ago, joined the chorus. “New people are coming to the city, and there are more private equity firms coming in than ever before. We have the growth industries.” He was referring to healthcare, education and life sciences.

All agreed to varying degrees, however, that the city’s wage tax and business privilege tax are a hindrance to attracting new business. In addition to their actual financial penalty comes their harm to the city’s image among companies. The panelists also expressed a need for better leadership.

Two potential candidates for mayoral leadership, City Councilman Michael Nutter and former City Controller Jonathan Saidel, discussed the need for tax and ethics reform. “Tax incentives now go out individually,” Nutter said, “and they should be flat, not specialized by location.” Noting that bills for tax reform have been introduced, and shot down, every year for four years, he also said, a bill to change the way that (development) contracts are won was introduced this February and could lead to a board of ethics for all city government.

“The city is a $3.8-billion corporation,” said Saidel, “and a leader is expected to deliver return so that all the young people who come here to get a great education will stay here. We ought to make the whole city a Keystone Opportunity Zone. No one should have to make a campaign contribution to get the attention of government. There is a cost to pay and play, and it’s not just financial,” he said, “but a cost to how we are perceived by potential new businesses.”

Two additional drawbacks to continued growth emerged during other RealShare panels. Paul Levy, executive director of Center City District, said increased investment in playgrounds, parks and schools is needed to keep young people here once they have children. Craig Guers, SVP and general manager of Opus East, said the Central Pennsylvania industrial corridor is under threat by a rising cost of land that makes it difficult for developers to maintain satisfactory rent levels. Land costs in the Lehigh Valley, while also rising, are about half the price of Central Pennsylvania, he added, so rents can remain lower.

When Michael Desiato, editor-in-chief of Real Estate Forum, delved inside the real estate mind of Michael O’Neill, chairman of Preferred Real Estate Investments, O’Neill revealed that four months ago, he and his brother, Brian O’Neill, “had very serious discussions about joining forces again.” Once partners, the brothers split in the early 1990s. Brian heads O’Neill Properties. They decided against partnering. “Brian is a tech fund,” O’Neill said, “and I’m a hedge fund.”

RealShare Philadelphia is sponsored by Real Estate Media, publisher of Real Estate Forum, GlobeSt.com and other print and web-based publications. Attendance at this year’s event exceeded 650, surpassing last year’s record-breaking attendance. Jonathan Schein, president and CEO of Real Estate Media, said RealShare Philadelphia is the company’s largest RealShare conference in the Northeast.

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Family Dollar Income Falls 44%
By Beverly Ford

Family Dollar

MATTHEWS, NC-A $19-million court judgment against Family Dollar Stores Inc. helped spark a 44% drop in net income during the second quarter of 2006, sending net income for the discount retailer down to $54.5 million, or 35 cents per share, from $80.1 million, or 48 cents per share, in the year-ago quarter.

The Alabama case, which centered on a claim that Family Dollar was classifying certain employees as salaried managers, making them ineligible for overtime pay, is under appeal but company officials said legal fees could cost the firm up to $45 million, a figure that was included against the company’s second-quarter profits. Excluding that litigation charge, profits for the firm was 53 cents per share, 5 cents more than the 48 cents per-share average estimated by analysts.

The Matthews, NC-based company, which operates more than 6,000 stores, said despite that legal setback, second-quarter sales remained strong, rising 9.4% overall to $1.74 billion, and increasing 3.2% at stores open at least a year.

Aiding that sales growth was an “urban initiative” launched last year to add coolers to stores to further attract customers. The company expects to have coolers in about 3,500 stores by the end of August. Enhanced food assortment and a continued focus on its treasure hunt merchandise strategy also helped sales grow, execs at the company said.

For the third quarter, Family Dollar expects comparable store sales to increase 4% to 6%, bringing in earnings of between 33 cents and 36 cents per share, on par with analysts' average expectations of 36 cents for the quarter. The company said it expects full-year earnings, excluding the litigation charge, to be $1.37 to $1.42 per share excluding the litigation charge. Analysts expect earnings to be $1.36.

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Logan's Set For IPO
By Jennifer D. Duell

Cracker Barrel

NASHVILLE, TN-CBRL Group Inc., which operates the Cracker Barrel Old Country Store and Logan's Roadhouse brands, has received approval from its Board of Directors to sell off Logan's Roadhouse through an initial public offering.

The move is one of three strategic initiatives for the company, which also plans to obtain $1.25 billion in unsecured debt through Wachovia Securities to buy back up to $800 million of it stock. CBRL Group operates 536 Cracker Barrel Old Country Store restaurants and gift shops in 41 states and 133 company-operated and 24 franchised Logan's Roadhouse restaurants in 20 states.

The divestiture of Logan's is expected to be completed by the end of the fourth quarter of fiscal 2006 or during the first quarter of fiscal 2007, according to a company statement. The Wachovia loan, which will include $800 million conventional bank term loan, a $250 million bank revolving credit facility, and a $200 million delayed draw term loan, is expected to close by May 15, 2006.

"By divesting Logan's, we're recognizing that a developing growth concept represents a different risk-reward opportunity than Cracker Barrel with its strong, established brand, more moderate growth rate and strong cash generating capabilities," said CBRL Group Chairman, President and CEO Michael Woodhouse during an investor conference call. "With the divestiture of Logan's, we'll be in a position to focus on the considerable opportunities that we see to improve the performance of the Cracker Barrel business as it is today, and at the same time, develop opportunities to capitalize on the strength of the Cracker Barrel brand in the eyes of the consumer."

The company was unable to offer additional detail on the Logan's Roadhouse IPO because of SEC regulations. The casual dining chain's IPO is just one of several restaurant IPOs that have occurred recently include Morton's Steakhouse and Chipotle. Burger King is in line for an initial public offering as well. The appetite for restaurant stocks returned recently after a spate of restaurant IPOs including Boston Market left a bad taste in investors' mouths, according to industry observers.

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Cabela’s Plans First GA Store
By Alex Finkelstein

Cabela’s

ADAIRSVILLE, GA-Cabela’s Inc., plans to open a 165,000-sf showroom by yearend 2007 in this Bartow County town, 45 miles northwest of Downtown Atlanta. The 45-year-old international retailer of hunting, fishing and outdoor recreational equipment will build the store on about 40 acres of a 400-acre development near Interstate 75 and GA 140 at the Union Grove Interchange.

Cabela’s investment in its first store in Georgia and the Southeast will be ”in the $30-million to $40-million range,” a Cabela’s spokesperson, tells GlobeSt.com. “We are only at the starting design stage now and have no floor plans or definite (development) cost numbers yet.”

The spokesperson says escalating construction costs for labor and material still have to be incorporated into a final estimated development cost. Atlanta area construction sources tell GlobeSt.com the estimate is “in line” with estimated hard construction costs of about $230 to $250 per sf for a store of Cabela’s stature. “They won’t be putting up a Wal-Mart-styled building so their costs are going to be appreciably higher,” an Atlanta general contractor familiar with the construction of specialty retail locations tells GlobeSt.com.

The spokesperson tells GlobeSt.com Adairsville was selected instead of a larger community nearer to Downtown Atlanta because “it fits our model” for development of new locations. “It’s along a major interstate highway; it will be at the corner of a heavily trafficked intersection; it is near Chattanooga, Tennessee and the Alabama border; it is in the path of near-future commercial real estate development growth; and the community in general welcomes our entrance to their area.”

The spokesperson concedes the construction of the store will be “on a fast track … but then again, we have done similar projects in this short a time so we are confident we can meet all deadlines.” Cabela president and CEO Dennis Highby says Georgia was selected for the company’s first Southeast store because the state “has been a great supporter of Cabela’s for many years, through our catalogs and Internet site.”

Highby says the Adairsville store will be “a high-volume, large-format Tier 1 store, built in Cabela’s trademark style that evokes the feeling of the outdoors.” Cabela expects to hire about 350 local residents to run the new store. The company has 14 retail locations nationally. The Hamburg, PA store, at 240,000 sf, is the largest. Most locations are approximately 165,000-sf.

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Darden's Profit Up 15%
By Jennifer D. Duell

Olive Garden

ORLANDO-Darden Restaurants had yet another strong quarter, with strong increases in net earnings, revenues and same-store sales for three of its four brands. "We’re very pleased with our performance during the third quarter," said the chain's president and COO Drew Madsen during the company's earnings conference call Wednesday.

For the third quarter fiscal 2006, net earnings were $105.3 million, or 67 cents per diluted share, on sales of $1.47 billion. Last year, net earnings were $92.6 million, or 56 cents per diluted share, on sales of $1.38 billion. These numbers represent a 15% increase in net earnings and 20% growth in earnings per share.

For the quarter, total sales were $1.47 billion, roughly 7.1% more than last year as a result of strong-same store sales growth at Olive Garden and Red Lobster. Olive Garden achieved its 46th consecutive quarter of US same-restaurant sales growth with a 5.7% increase, while Red Lobster's US same-restaurant sales growth was 1.6% for the quarter, its 6th consecutive quarter of same-restaurant sales growth. The company said that same-store sales growth would have been 2% higher but Lent and Red Lobster's signature Lobsterfest into this year's fourth quarter adversely affected same-restaurant sales.

Specifically, Olive Garden's third-quarter sales reached $689 million, up 9.8% from last year, while Red Lobster's sales of $651.7 million were 2.5% above prior year. Bahama Breeze's third-quarter sales totaled $38.2 million, up 1.8% from the prior year. Same-restaurant sales also increased 1.7% in the third quarter, primarily because of higher guest counts than last year as the company continued to successfully implement key elements of its turnaround plan.

The only dark spot in Darden's performance was its results related to Smokey Bones. The barbeque chain achieved sales of $88.5 million during the quarter, an increase of 23.1% above last year, primarily because of 27 more restaurants in operation, including nine restaurants that were opened during the third quarter. Smokey Bones' same-restaurant sales declined 5% in the quarter.

The chain also announced its February same-store sales results. Same-restaurant sales at Olive Garden were up approximately 3% driven by a 1% increase in guest counts and a 2% increase in check average. Same-restaurant sales at Red Lobster fell 7% to 8% for fiscal February on a 7% decrease in guest counts and a 1% decline in check average.

The chain revised upwards its sales and earnings guidance for fiscal 2006 and now expects diluted net earnings per share growth for fiscal 2006 to be at the top of its previously announced 15% to 20% growth range and same-restaurant sales growth of approximately 5% for Red Lobster and Olive Garden, and new unit growth of approximately 4%.

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Dollar General Disappoints
By Jennifer D. Duell

Dollar General

GOODLETTSVILLE, TN-Discounting, higher transportation costs and inventory problems impacted Dollar General Corp.'s fourth quarter 2005 earnings. Although the discounter achieved a sales increase of 12.9% to $2.48 billion and increased profit nearly 10%, the performance still fell short of Wall Street's expectations, sending the chain's stock down nearly 3% to $17.67 per share.

For the fourth quarter fiscal 2005, the chain posted profit of $145.3 million, or 46 cents per share, compared to $133.9 million, or 41 cents per share, in the fourth quarter of fiscal 2004. Analysts were expecting a per-share profit of 49 cents, according to Thomson First Call.

The chain attributed the increase in sales to new stores and one additional week in the reporting period. However, the increased sales were offset by a 1.6% decrease in same-store sales and a decreased gross profit. During the quarter, gross profit was $730.9 million or 29.5%, versus $660 million, or 30% of sales, in the prior year quarter. The decrease in the gross profit rate is primarily attributable to increased markdowns to reduce older inventory levels; lower mark-ups on receipts in the quarter; higher transportation expenses primarily attributable to increased fuel costs; and increased inventory shrink.

For the entire fiscal year, net sales were $8.58 billion, an increase of 12% compared to fiscal 2004, and same-store sales increased 2%. Net income for fiscal 2005 was also up to $350.2 million, or $1.08 per share, from $344.2 million, or $1.04 per share, in fiscal 2004. Gross profit fell to $2.46 billion, or 28.7% of net sales, compared with $2.26 billion, or 29.5% of net sales, in 2004.

This year, the chain expects diluted earnings per share between $1.14 and $1.21 for fiscal 2006. Dollar General execs said in a statement that the company "anticipates the first half of fiscal 2006 to be more difficult than the latter half due to the time needed for new merchandising initiatives to have an impact, in addition to a comparison to higher same-store sales in the first half of 2005."

In 2006, Dollar General plans to spend approximately $375 million on capital expenditures including the opening of at least 800 new traditional Dollar General stores. The chain ended fiscal 2005 with 7,320 stores in operation compared to 6,700 at the end of 2004. It opened 734 stores during the year and closed 125, which including 41 closures due to hurricane damage.

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JV Plans FL Retail-Transit Ctr.
By Marita Thomas

Wohl

HOLLYWOOD, FL-Sheridan Stationside Village, a 38-acre mixed-use development, will be constructed under Florida’s new Transit Oriented Development land-use designation, which is reserved for mixed-use communities that are adjacent to mass transit. TODs are designed to encourage the use of mass transportation.

Stationside Village Associates LLC, a joint-venture partnership between Miami-based Pinnacle Housing Group and Fort Lauderdale-based Ram Development Co., is developing this TOD, which will be located between Interstate 95 and the CSX railroad tracks at Sheridan Street. The land consists of an existing mobile home park that Pinnacle acquired and a parcel owned by the Florida Department of Transportation for which the JV has a leasehold. This plan represents an expansion of an initial plan by Pinnacle for an 18-acre complex.

Michael Wohl, a Pinnacle partner, tells GlobeSt.com that the total development cost is approximately $500 million. The partnership hopes to break ground within 18 months, “and it will take between five and eight years to complete.” Pinnacle is currently working with mobile park residents in relocation.

The plan calls for up to 1,600 housing units, 300,000 sf of retail and office space, a 150-room hotel and a 793-space parking structure for Tri-Rail riders. The CSX tracks are being double-tracked for increased service along the railroad’s 72-mile stretch from Miami to just north of West Palm Beach.

“The housing will be market-rate,” Wohl says, “and include a mix of for-sale and rental units. There will be some workforce-level housing,” which is described as units for households with annual incomes of between 60% and 120% above the county’s median. While the partnership plans to develop all of the components of the village, Wohl says it may lease the hotel to a hotel operator.

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Woolbright Gains Dominance With $22M Lantana Square Buy
By Marita Thomas

LAKE WORTH, FL-Boca Raton-based Woolbright Development widens its South Florida presence with the acquisition of Lantana Square from Geiserman’s, a locally based owner of several retail properties. Mike Fimiani, Woolbright’s EVP, tells GlobeSt.com it paid $21.5 million for the asset, which is 75% leased and contains a vacant former 30,000-sf Winn-Dixie unit.

Earlier this year, Woolbright acquired Pine Wood Square, a 174,000-sf center across the street from Lantana. “We are now the dominant force in the area,” Fimiani says, calling the newest asset exemplary of “the type of neighborhood center we prefer to add to our portfolio.” He also says Woolbright will continue to seek similar investment opportunities in West Palm Beach and other Florida markets. Lantana is approximately 15 years old, and Fimiani says the rent rate in it and Pine Wood is in the mid-$20s per sf.

Meanwhile, Fimiani also says lease-up is progressing at Glades Plaza in Boca Raton and Collection at Vanderbilt in Naples. The latter is a ground-up development. The first 175,000-sf phase is expected to reach completion by year-end, and it is 25% preleased, he says, with another 50,000 sf to 60,000 sf in proposed leases. Fresh Market is the anchor. Pei Wei Asian Diner will open in 3,067 sf; Succhero Sweet Fashion takes a 1,152-sf lease, joining Starbuck’s, Zazou, Pauli Moto’s Asian Bistro, and Oxxo Care Cleaners. Fimiani also says the original plan for an aggregate 253,000 sf may be expanded. Rental rates for large units are in the upper $30s per sf, and $40 per sf for smaller shops.

The company paid Lone Star $52 million for the 181,000-sf Glades Plaza about eight months ago. It was built in the early 1980s and is 75% leased. Anchors are Palladio Italian Gourmet Market and Brewzzi’s microbrewery. Five new tenants singed up for an aggregate of more than 11, 000 sf. They are Indigo Fruit Smoothies, Peter Copolla Salon, Mod Dog, Boca Baby & Kids, and Leonard Albanese & Sons Builders. Fimiani says rates “are in the mid-$30s per sf and up.”

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DIM Vastgoed Continues Asset Acquisition March Through Georgia
By Alex Finkelstein

ACWORTH, GA-DIM Vastgoed NV, a publicly traded Dutch real estate investment fund, has closed its ninth Georgia retail acquisition in 2.5 years. DIM paid Cedarcrest 21 LLC $14.2 million, or $206.82 per sf, for the 68,658-sf, 100%-leased Governors Town Square shopping center here, 30 miles northwest of Downtown Atlanta.

Fort Lauderdale, FL-based DBR Asset Management LLC, which has represented DIM since its entry into US commercial real estate investments, will manage Governors Town Square. A 44,840-sf Publix and a 3,500-sf Wachovia bank anchor the center. The Shopping Center Group LLC and the law firm of Cummings, Horsely & Maddox negotiated for Cedarcrest 41 LLC.

“Governors Town Square’s trade area is poised for explosive growth,” says AJ Belt, DBR’s chief operating officer. “This project [in the northwest quadrant of the Atlanta MSA] fits our parameters of a high-demand, grocery-anchored neighborhood shopping center with a nationally recognized, dynamic tenant mix strategically located in a high-growth residential and business community, and was thus a logical step in DIM Vastgoed’s continued and systematic acquisition strategy.”

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Urban In Indiana JV Project
By Ian Ritter

Glickman

MUNSTER, IN-Urban Retail Properties is teaming with developer/owner Simborg Commercial Real Estate to build Munster Town Center, a mixed-use project that will feature 600,000 sf of retail and 50,000 sf of office space. The companies plan to complete the project, which Simborg will own, in late 2008.

Currently on the Munster Town Center site is the Lake Business Center, a 72-acre industrial and office park with existing buildings that need to be removed. “I would say we’ll see some things happening on the site later this year,” Steven Warsaw, the president of Urban’s leasing division, tells GSR.

The project’s retail component will have a town-center atmosphere, and the developers are considering a theater, department stores and service retailers as anchors, Warsaw says. Residents in the area are currently traveling to Oakbrook or Orland Park, IL to do their shopping, he says. The 50,000-sf office space is being considered for medical office leasing.

Chicago-based Urban leasing and managing Branson (MO) Landing, a $420-million, mixed-use center that will feature a Bass Pro Shop as its anchor tenant. The firm has also received preliminary approval for Providence Town Center a 505,092-sf, open-air project in Collegeville, PA, on which it is a development consultant.

"The addition of Munster Town Center to our development and management portfolio is an important step for Urban as we continue to aggressively grow our core business," says Ross Glickman, chief executive officer of Urban, in a statement.

Simborg, based in Homewood, IL, has developed about 100 industrial and office buildings, mostly in Illinois and Indiana. The firm was founded by Sheldon "Bud" Simborg about 30 years ago.

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Sonic’s Growth Continues
By Ian Ritter

Sonic

OKLAHOMA CITY-Sonic Corp. continues to expand its restaurant base and while posting strong financial results. The company is on track to open 180 to 190 new units during its current fiscal year and has agreements in place to eventually add 630 new stores to its base of about 3,000 in the US and Mexico.

During its second quarter, which ended Feb. 28, the Sonic posted a year-over-year same-store sales increase of 5.5%. Executives say the company is on track to record a 3% to 5% jump for the entire year. In core markets comps were up 6.1%, while developing areas rose 2.9%.

Net income also increased during the quarter, by 14% to $12.9 million, despite a 10% year-on-year rise in the price of beef. Like other retailers, the firm is also battling higher development and construction costs, says Scott McLain, president of Sonic Industries, the division which the drive-thru-chain’s franchise operations.

New products like gingerbread-blast shakes and mushroom-Swiss hamburgers have lifted sales, executives say. The installation of self-service debit- and credit-card payment stalls at at 60% of its drive-ins has also helped increase average ticket sales. The remainder of its units should have those payment terminals installed by the end of the year. This year the company is also increasing its marketing funds from $125 million to $145 million.

During the third quarter, executives anticipate that they will acquire 15 franchised drive-ins and open 45 to 50 new locations, 35 to 40 operated by franchisees. Sonic continues to grow East, from its core Midwest and Southern stores and opened its first Pennsylvania location during the last quarter.

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Build-A-Bear Enters India
By Dana Dubriwny

Build-A-Bear

ST. LOUIS-Build-A-Bear Workshop Inc. has signed an agreement the Murjani Group, a new international franchisee. Based in India, the group represents the 14th country to join the stuffed-animal retailer’s international franchisee program.

The Murjani Group made a name for itself in 1976 when the company launched Gloria Vanderbilt in the country. In 1984, Murjani introduced the country to Tommy Hilfiger. The company is currently evaluating sites for Build-A-Bear Workshop stores and anticipates opening the first store later this year.

The agreement with India follows the company’s announcement last week to buy UK-based competitor the Bear Factory for $41.4 million. The deal gives the company 28 stores in the UK, one in Ireland and 13 franchised units throughout Europe and the Middle East.

Build-A-Bear Workshop franchisees opened 18 new stores in 2005 and company execs expect another 20 new stores to open in 2006. International countries in which Build-A-Bear is now located include Australia, Belgium, Denmark, France, India, Japan, Luxembourg, the Netherlands, Norway, the Republic of China (Taiwan), South Korea, Sweden, Thailand and the United Kingdom.

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Borders Has 'Flattish' Q4
By Dana Dubriwny

Borders

ANN ARBOR, MI-Calling it a “flattish book market,” Borders Group Inc. CEO Greg Josefowicz discussed the retailer’s listless fourth-quarter and year-end results during a conference call with investors Friday.

Driven by the retailer’s domestic superstore comparable store sales of 2.5% in the fourth quarter ended Jan. 28, year-over-year earnings per share were up nearly 10% posting at $1.78. For the full year, consolidated ea