| GlobeStRetail.WEEK |

Volume 2 - Number 13 | March 27, 2006
|
|
|||
|
NEW YORK CITY-Jones Apparel Groups executives released a statement saying that the companys 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 Lynchs 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. Its 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. Theres a lot were 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 Bostons 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 companys other retail concepts fell 0.2%.
|
|
|||
|
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 companys 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 companys acquisition of Hollywood Entertainments 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 Gallerys quarter was marked by deep losses and drops in sales. Year-over-year same-store sales plunged 8.6%, and the companys 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 years 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 Gallerys sector of retailing has the potential to bounce back. Theres still no substitute for a quality DVD movie at home, he says of consumers entertainment choices.
|
|
|||
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 Kimcos 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.
Kimcos 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.
|
|
|||
|
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.
|
|
|||
|
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.
|
|
|||
|
Coffeehouse chain Its 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. Its 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, Its A Grinds director of real estate, recently spoke with GSR about the chains 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. Were primarily focusing on those cities with high-growth areas, such as Phoenix and Dallas. In California, were 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 theyre building more homes. When you look at Kansas, the Overland Park area has growth. When you look at Arizona, youre looking at Phoenix/Prescott/Tucson. In California were growing everywhere. In Texas were focusing on those Dallas, Ft. Worth, Houston, San Antonio, Austin markets. In Georgia its mostly Atlanta. Were looking at those areas with high growth and a good average income. Since theyre 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 youre 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. Were 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: Were 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. Were 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 were 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 wed prefer. If its high-density or the city doesnt 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 havent come to any agreement just yet, but we are considering it. The plus is that it builds the brand. The minus is that you dont 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. Its A Grind kicks everything up a notch to build the Its 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 youre buying a cup of coffee on your way to work on a daily basis, its 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 its almost a date-night atmosphere.
GSR: What is the biggest challenge youre facing right now from a real estate standpoint?
Gapik: Building the Its 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. Well pitch the company to anyone who will listen. Were new to the neighborhood, and once folks have tasted our product and experienced the where everybody knows your name, feeling, theyll return. The repetitive customer is our business. Were also talking to developers coast to coast and we attend the ICSC (International Council of Shopping Centers) meetings. Theyre a great vehicle to put your commercial out there. Its 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, theyre going to have a site for us, and many developers are looking for something new and high-end to go into their development.
|
|
|||
|
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 Washingtons Union Station, where a lively retail mix and a hub of transit lines have come together to create a true commercial destination. Its 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 Washingtons 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. Europes great train stations and Asias 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 whats 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.
Whats 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 developments 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 dont 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.
|
|
|||
|
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 nations 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 interchanges 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 nations banking giants just because of rising gasoline prices.
Interchange doesnt 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 dont 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 dont 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 groups 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.
|
|
|||
|
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, Lightstones 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 Lightstones portfolio now totals approximately 20 million sf of space in 28 states and Puerto Rico, as well as more than 20,000 residential units.
|
|
|||
|
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.
|
|
|||
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 companys VP of research.
Among the more significant retail expansions are Lowes; 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, Lowes is beginning to close the gap. Home Depots area store count remained the same while Lowes added six units, taking its total in the area to 13.
Dicks Sporting Goods increased its number of stores from two to eight to outnumber Sports Authority in both store count and overall square footage. Modells 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 areas real estate inventory increased by 4.5 million sf, up 2.6% for the year, to reach a total of 176.5 million sf.
|
|
|||
|
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 countrys 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 dont 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 Victorias Secret. Terms of the companys 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 Newbrys owner, 501 Boylston Properties LLC, an affiliate of Beacon Capital Partners LLC.
|
|
|||
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 Delanceys 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 dont know yet what well do with it. Were really focused on the new store, and the existing one wont 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 Lowes 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 Retails Philadelphia office represented Cypress.
|
|
|||
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.
|
|
|||
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 citys 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, SBERs 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 projects design. Community input is a critical part of this effort, the Maryland Department of Transportations 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.
|
|
|||
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 Gristedes 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 Gristedes 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.
|
|
|||
|
PHILADELPHIA-The portrait of the local commercial real estate landscape presented by some of the areas 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, were not where we were in 2000, he added, indicating theres 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 citys 24/7, live, work environment can be expected to help attract more employers.
Even David Binswanger, president of Binswanger, who said, Im 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 citys 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 citys 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 its 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 ONeill, chairman of Preferred Real Estate Investments, ONeill revealed that four months ago, he and his brother, Brian ONeill, had very serious discussions about joining forces again. Once partners, the brothers split in the early 1990s. Brian heads ONeill Properties. They decided against partnering. Brian is a tech fund, ONeill said, and Im 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 years event exceeded 650, surpassing last years record-breaking attendance. Jonathan Schein, president and CEO of Real Estate Media, said RealShare Philadelphia is the companys largest RealShare conference in the Northeast.
|
|
|||
|
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 companys 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.
|
|
|||
|
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.
|
|
|||
|
ADAIRSVILLE, GA-Cabelas 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.
Cabelas investment in its first store in Georgia and the Southeast will be in the $30-million to $40-million range, a Cabelas 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 Cabelas stature. They wont 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. Its 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 companys first Southeast store because the state has been a great supporter of Cabelas 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 Cabelas 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.
|
|
|||
|
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. "Were 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%.
|
|
|||
|
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.
|
|
|||
|
HOLLYWOOD, FL-Sheridan Stationside Village, a 38-acre mixed-use development, will be constructed under Floridas 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 railroads 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 countys 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.
|
|
|||
LAKE WORTH, FL-Boca Raton-based Woolbright Development widens its South Florida presence with the acquisition of Lantana Square from Geisermans, a locally based owner of several retail properties. Mike Fimiani, Woolbrights 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 Starbucks, Zazou, Pauli Motos 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 Brewzzis 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.
|
|
|||
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 Squares trade area is poised for explosive growth, says AJ Belt, DBRs 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 Vastgoeds continued and systematic acquisition strategy.
|
|
|||
|
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 well see some things happening on the site later this year, Steven Warsaw, the president of Urbans leasing division, tells GSR.
The projects 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.
|
|
|||
|
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-chains 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.
|
|
|||
|
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 retailers 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 companys 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.
|
|
|||
|
ANN ARBOR, MI-Calling it a flattish book market, Borders Group Inc. CEO Greg Josefowicz discussed the retailers listless fourth-quarter and year-end results during a conference call with investors Friday.
Driven by the retailers 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 earnings per share were $1.42 compared to $1.69 earned in 2004.
Borders Group posted fourth-quarter consolidated sales of $1.45 billion, an increase of 6.3% compared to 2004. For the full-year 2005, consolidated sales were $4.03 billion, a 3.9% increase from the prior year.
Fourth-quarter net income was $119.1 million, down 3% from $122.8 million a year ago. During the quarter, gross margin as a percent of sales declined by 0.3% from 33.9% to 33.6%. Josefowicz attributed the loss to increased promotional discounts, as well as de-leveraging of fixed occupancy costs within the Waldenbooks Specialty Retail segment. On a full-year basis, net income decreased by 23.4% from $131.9 million to $101 million.
Fourth-quarter sales at domestic superstores were $938.7 million, an increase of 9.8% from the same period in 2004. Execs said the increase was due to strong books sales and a comparable store sales increase of 6% in the category. Conversely, the companys music category declined during the quarter, with an 11% decrease in comparable store sales compared to the same period last year. For the year, sales at domestic superstores increased 4.7%, ending the year at $2.71 billion.
Overall, comparable store sales increased by 2.5% at domestic Borders superstores in the fourth quarter and by 1.1% for the full year. As a result of the sales increase, net income in the fourth quarter was up over the prior year by 10.2% to $85 million and was up for the full year by 2.9% to $115.3 million.
In the companys international segment, total sales were up 10% to $203.7 million. Comparable superstore sales in the international segment were up by 0.9% for the fourth quarter and were up by 0.4% for the year in local currency. For the full year, total international sales were $576.4 million, up by 12.9% versus 2004.
In the Waldenbooks Specialty Retail segment, comparable store sales decreased by 2.7% in the fourth quarter and by 2.4% for the full year. Total sales for Waldenbooks were down 4.9% for the fourth quarter to $312.3 million and down by 4.5% for the year to $744.8 million. Net income for the segment dropped by 19.9% in the fourth quarter to $30.6 million and declined by 32% for the year to $28.2 million, primarily attributable to declining sales. The company closed 27 Waldenbooks stores in the fourth quarter and 50 stores for the year, ending fiscal 2005 with a total of 678 locations.
In the fourth quarter, the company opened nine new Borders superstores in the US, ending the fiscal year with a total of 473 total domestic locations. The retailer opened a total of five new international superstores in the fourth quarter of 2005, ending the year with a total of 55 locations outside of the US.
Josefowicz said the companys 2006 objectives remain on par with 2005, with continued investment on book, café, gifts and stationery categories. Looking ahead to 2007, Josefowicz continued, we expect consolidated earnings per share growth to be more in-line with our long-term goal for annual EPS increases in the mid teens."
Execs project a loss of 20 cents to 30 cents per share for the first quarter compared to a loss of 7 cents in the first quarter of 2005. Josefowicz attributed the loss to costs associated with the nationwide launch of a customer loyalty program and the planned second-quarter opening of a new distribution center. For the full year, company management is projecting that consolidated earnings per share will range from $1.42 to $1.60.
Josefowicz said the company plans to open 45 to 50 domestic superstores during the year and 12 to 14 internationally. Of the existing stores, 50% will be remodeled to mimic the companys superstore prototype, and all new layouts will experience a reduction in square footage for the music section.
|
|
|||
HINSDALE, IL-American Financial Realty Trust has entered the Chicago market with a $5.2-million acquisition of United Community Bank of Lisles branch at 21 W. 2nd St. The Jenkintown, PA-based REIT that focuses on properties leased by financial institutions is teaming with Bank Property Advisors on the deal with the developer of the 12,972-sf building, Passero Builders, Inc. of nearby Clarendon Hills.
United Community Bank of Lisle occupies 75% of the building, constructed in 2003, with another tenant leasing the rest. Passero Builders acquired the 19,800-sf site in 2002 for more than $2 million, according to property records.
United Community Bank of Lisle operates two other branches in addition to its location in this affluent western suburbs downtown area, about two blocks from a Metra commuter rail station. This acquisition provides a foothold into the strong suburban Chicago banking market, says American Financial Realty vice president of acquisitions James Mirage.
Chicago-based Bank Property Advisors specializes in striking sale-leaseback deals with financial institutions.
|
|
|||
CHICAGO-The site of a former Dominicks grocery store at the northwest corner of Lawrence and Pulaski avenues will be redeveloped into a four-building, 48,000-sf shopping center with Staples and Walgreens as anchor tenants. The $15-million planned development also will include a bank branch as well as a multi-tenant building.
Its not too often that we have a chance to redevelop a gateway to a community, says Alderman Margaret Laurino. The 2.9-acre site is near the entrance to the Mayfair Historic Bungalow District.
Schaumburg-based Glendale 2004, LLC is proposing a 17,308-sf Staples store along Pulaski Avenue on the northern end of the site, a 14,707-sf Walgreens along the 4000 block of Lawrence Avenue, a 12,160-sf building along the western end of the site with multiple storefronts and a 3,893-sf branch bank along Pulaski Avenue. A bank tenant has yet to be identified, says Denise Roman of the Department of Planning and Development.
Glendale 2004, LLC paid $5.5 million for the site more than a year ago, according to property records, and has lined up $14.9 million in financing.
|
|
|||
|
GRAPEVINE, TX-Buoyed by last years acquisition of its chief rival, video game and software retailer GameStop saw its financial status soar beyond expectations in fiscal 2005, as profits jumped to more than $100 million for the period ending Jan. 28, 2006 with sales topping $3 billion. In the year prior to GameStops acquisition of Electronics Boutique, the Grapevine, TX-based retailer listed $61 million in profits and $1.8 billion in sales.
"2005 was an exceptional year for GameStop and our shareholders, R. Richard Fontaine, the companys chairman and chief executive officer, said in announcing the year end and fourth quarter numbers. "We achieved record sales, increased gross margins, and kept expenses well under control in the midst of explosive growth.
While some retailers struggled during the holiday season, GameStop reported that fourth-quarter sales increased 135.2% to $1.67 billion, more than twice the $708 million in sales in during the same November to January period in the last fiscal year. Net income rose to $85 million, or $1.10 per share, during the quarterly period. For fiscal 2005, sales were up 67.8%, growing to more than $3 billion from just north of $1.8 billion in 2004. Sales at comparable stores, a key measure of performance, decreased 1.4% during fiscal 2005.
Company execs predict even better numbers in fiscal 2007 with sales expected to rise between 14% and 17% with comparable store sales increasing from 6% to 9% during the period and earnings of $1.83 to $1.93 a share. During the first quarter, earnings are projected to be between 4 cents and 5 cents a share. Same-store sales for the period are expected to be 7% to 9% lower, due primarily to the launch of Sony's PSP hand-held game console in that prior-year quarter, company officials said.
GameStop, which bills itself as the world's largest video game retailer, operates more than 4,400 retail stores throughout North America and Europe. The company opened 792 new stores, including 450 in the US and 342 internationally, during 2005 and plans to open 400 additional stores in 2006 with an estimated 600 new store openings planned for 2007 and 2008.
|
|
|||
|
FORT WORTH-Pier 1 Imports has sold subsidiary the Pier Retail Group Limited, which operates 40 the Pier Stores in the UK and Ireland, for $15 million. The buyer was Palli Limited, an arm of Iceland-based corporation Lagerinn ehf.
Palli and Jakup a Dul Jacobsen, Lagerinns owner, control 9.9% of Pier 1 common stock. The sale of the UK chain results in a pre-tax impairment charge of $7 million for Pier 1.
Last year a group that included Jacobsen and Lagerinn acquired close to 5.4 million shares of retailer Linens n Things for just over $137 million. The Icelandic firm was rumored to be a suitor for the whole company, however, Clifton, NJ-based Linens was eventually bought by private-equity firm Apollo Management and shopping-center developer NRDC Real Estate Advisors for about $1.3 billion.
Pier 1, which operates about 1,000 stores in North America, has seen its sales lag of late due to competition from discount chains like Target Corp. Year-over-year same-store sales declined 10.8% in February, and total sales fell 6.5%, to about $109.7 million.
The retailer will report its fourth-quarter and year-end results on April 6. Preliminary figures had same-store sales falling 7.2% for that period and total sales rising 0.9%, to $530.3 million.
|
|
|||
|
DALLAS-AmREIT has tapped a veteran retail professional to build a Dallas/Fort Worth team, marking the 21-year-old investment group's first office outside its Houston headquarters. The expansion move is tied to an emerging business strategy to double, perhaps triple, the AmREIT portfolio.
Steve Hefner, with 17 years' experience, takes the helm as vice president and managing director for the region after a three-year stint as vice president of acquisitions and dispositions for locally based Cencor Realty Services, an affiliate of the Weitzman Group. The plan is to add team members "as we grow the number of assets and square footage," he says. With another retail purchase looming for the second quarter, Hefner tells GlobeSt.com that he expects to begin adding staff in roughly three months for leasing, management, analysis and development. The office location is under negotiation, but it appears headed to Premier Place at 5910 N. Central Expressway.
AmREIT has followed the Wall Street map to build a portfolio, mostly retail properties at irreplaceable corners. Hefner says AmREIT will stay true to that strategy, but also plans to expand the longstanding business model. "We are looking at other opportunities, even joint ventures," he says. "In order to double or triple their size in the next couple years, there are not enough irreplaceable corners to buy. We will have to go out of the box a little. We aren't replacing the irreplaceable strategy. We'll do both."
Hefner says the upcoming purchase is a "Main and Main" location, like its other 3.5 million sf that's been bought since last year's Dallas/Fort Worth market entry. The new plan will include redevelopment and development to tap into all that the North Texas market has to offer, he says.
"Dallas is one of my favorite cities and we have done business there for over a decade," AmREIT CEO Kerr Taylor says in this morning's press release. "We have looked for over a year to find a professional of Steve's caliber." Hefner wrapped up work at Cencor at the beginning of the month.
|
|
|||
THE WOODLANDS, TX-American Dream Cycles, run by a Houston partnership, has added to the "Easy Rider" dream for many far north area residents and shoppers with the opening of its first retail shop at the 150,000-sf Woodpark Plaza, next to a Harley-Davidson dealership.
The grand opening of the 5,277-sf shop in the 25507 Interstate 45 plaza is set for Saturday. The local partners have signed a five-year lease for the location.
"This is kind of like why retail follows Wal-Mart openings," says Zach Armstrong with J. Beard Real Estate Co. LP in the Woodlands, which represented American Dream Cycles. "Because it's next to a Harley-Davidson, which spent time and money in the marketplace and in strategically placing its dealership, it can capture those buyers who come into the Harley dealerships."
American Dream Cycles doesn't sell "hogs," but is more into upscale cycles such as Paramount, Desperado and Death Row brands. Armstrong tells GlobeSt.com that the demographics--older, more educated and professional people--were perfect for the shop owners. "People in the Woodlands are executives and professionals," he explains. "A motorcycle is a hobby. It helps them get out and away from the office and so on."
Though Armstrong could not disclose the lease rate, sources say the market rate for retail space is $25 per sf. The transaction pushes occupancy to 81% at Woodpark Plaza, originally developed as a Builders Square in 2000. The Dallas building owner was self-represented in the deal.
|
|
|||
|
DALLAS-Behringer Harvard's bedding down of a $65-million opportunity fund has opened the door for a second drive to build an asset-buying pool for comparable value-add properties. A lead executive for the locally based investment group isn't saying when another fund will launch, but acknowledges the likelihood that another one will be following in its tracks.
"I think it's reasonable to say that we would want to capitalize on the success of this fund," says M. Jason Mattox, senior vice president. He tells GlobeSt.com that the Behringer Harvard Strategic Opportunity Fund I LP resulted in leveraged acquisitions of roughly $100 million from a $65-million fund raising from accredited private US investors.
The opportunity fund's closing creates a gap in the firm's product line. "We are definitely interested in keeping a diverse selection of funds," Mattox explains. "This is a private fund and it's structured differently than the Opportunity REIT." Behringer is in the midst of raising $400 million in a two-year offering for the Opportunity REIT I Inc. and $960 million for a REIT I Inc. fund, which is focused on core acquisitions.
Because the Opportunity Fund I LP surpassed expectations, it's a safe bet that another one will launch with similar parameters for value-add buys with a three- to five-year hold strategy. Since August 2005, the fund has bought the 239-room Lakeway Inn in Austin; 172-unit Stone Creek Apartments and eight abutting acres in Killeen, TX; 350-unit Firestone Apartments in Fort Worth; acreage at Lake Tahoe for an upscale condo project; 18-story Doubletree Los Angeles along Wilshire Boulevard on the West Side; and five-story Tupolevlaan Building in Amsterdam.
|
|
|||
FAIRVIEW, TX-With local officials clearing a $50-million incentive package, the MGHerring Group will break ground in the fall on one million sf of regional retail space and 300 residential rental units in the northern tier.
Gar Herring, president of the Dallas-based development group, tells GlobeSt.com that preleasing is ahead of schedule with anchor deals about to be sealed for the $150-million-plus Village at Fairview, a 192-acre foothold at the corner of US Highway 75 and Stacy Road. According to a previous GlobeSt.com article, he's been negotiating with Dillard's, Foley's and JCPenney. The Newark-based Prudential Financial Inc. is the development's equity backer.
Despite the preleasing activity, Herring says the catalyst to get construction moving was this week's council approval of the incentive package, the value of which is based on reimbursement from sales tax collections and municipal costs for expanding Stacy Road and extending Fairview Parkway as part of the infrastructure development. Under the terms, a percentage of the sales taxes will be reimbursed for 22 years.
Herring says he will execute a final contract within days with a residential developer. Meanwhile, he's locked in discussions with several developers for the office and hotel components. One side of the "Main Street" development will residential atop retail and the other side will have buildings topped off with office space, Herring says.
"All users are finding they can achieve a premium on their rents by being in this kind of exciting, open-air, mixed-use environment," Herring says. The Village at Fairview represents about half of the mixed-use space on the drawing boards of two developers with abutting acreage in two Collin County cities.
Herring says additional traction is sure to be gained at the International Council of Shopping Centers' annual showground in Las Vegas in May. The Village at Fairview, scheduled to open in fall 2008, was designed by JPRA of Bloomington Hills, MI. The MGHerring Group and Prudential secured construction financing from Bank of America.
|
|
|||
|
COCKRELL HILL, TX-Margaux Development, holding the deed to nine acres, says the verdict's still out on whether to forge ahead on a plan to build an estimated $14-million shopping center inside the city line. The decision hinges on a May 14 referendum that would make the 4,400-resident town into the first Dallas County municipality south of the Trinity River to allow alcoholic beverage sales.
Don Silverman, president of the Dallas-based development firm, tells GlobeSt.com that the 100,000-sf Plaza del Oro's fate became apparent after several major Hispanic grocery chains opened doors at other nearby centers. Silverman's rescue play is a 15,000-sf commitment from a liquor store chain. "We need something to generate traffic," he says. "Nothing generates traffic like a liquor store."
Silverman acquired the southwest corner of Cockrell Hill Road and Jefferson Street in November 2005 from two land speculators. If Plaza del Oro comes out of the ground, it will be the first new large development in decades for a predominately Hispanic residential pocket sitting in the City of Dallas' shadow. From the developer's perspective, he says Plaza del Oro "is a great economic development play for the city."
Silverman says he was drawn to the southwest Dallas County pocket by Casa Modernas, a residential homebuilder of large subdivisions. He decided to buy the land and lock in options on more as an early bet to forge an inroad into the Hispanic retail market. "We figured we'd buy and either way we'd figure out what we were going to do after the referendum," he says. "You just need the city to work with you. Anytime you're talking about alcohol, there's always someone opposed to it."
Silverman says he's not opposed to banking the land as he's done in other areas. Three projects that are now in various development stages are rising on acreage he's had banked for three to five years. "If that's what we need to do at Cockrell Hill, we will do that too," he says.
|
|
|||
|
TACOMA, WA-Simon Property Groups Tacoma Mall here is getting a new Nordstrom store and the developer will eventually add 105,000 sf of outdoor lifestyle space to the center. The new Nordstrom, a two-level, 144,000-sf unit, is set to open in the fall of 2008, and its current, 131,600-sf location at the mall is planned to stay open until then.
Construction will begin on the multimillion-dollar lifestyle wing early next year and the 45,000-sf first phase is set for completion by the end of 2007. It will include seven to eight stores and restaurants. A second, 60,000-sf lifestyle-center phase is also planned.
Nordstrom first opened at Tacoma Mall in 1966, which Indianapolis-based Simon acquired in 1987. The 1.3-million-sf center is also anchored by J.C. Penney, Macys, Mervyns and Sears.
Nordstrom currently has 21 stores in Simon malls across the country, and the retailer is the sixth largest anchor in the developers portfolio by square footage, according to a Simon spokesperson. The Seattle-based retailer is also entering three Simon malls, replacing Filenes units. The three are scheduled to open each year from 2008 through 2010.
Nordstrom has 14 new store openings and three locations scheduled between now and 2010. Executives at the retailer, which operates 156 units in 27 states, have also expressed interest in entering space left behind by 83 stores Federated Department Stores is vacating as a result of its merger with May Department Stores.
|
|
|||
DENVER-Forest City has tapped retail veteran Kemel Blue Jr. for its 1.2-million-sf NorthField Stapleton, a "Main Street" regional town center. Blue will be responsible for the official October opening and managing NorthField at Stapleton, the companys 4,700-acre mixed-use master-planned community. Several stores in the development already are open, project anchor Macy's will open in the fall.
Blue has more than 25 years of management, marketing, staff development and financial experience in the retail industry. He most recently served as general manager of the Mall at Forest Citys Stonecrest in Atlanta. He has also held senior level management positions at several premier shopping centers in the Southeastern United States, including Sawgrass Mills in Florida and Tysons Corner Center in Virginia.
As part of his responsibilities, Blue will also oversee Forest Citys new and existing retail properties in Colorado including the Quebec Square part of Stapleton. In addition, he will oversee Saddle Rock Village in Aurora and a new regional mixed-use project in Westminster, called the Orchard Town Center, which is now under construction.
Forest City Stapleton has also recruited Diana Fiore. She will be responsible for establishing the marketing department, coordinating grand opening activities and overseeing all marketing initiatives. Prior to joining NorthField at Stapleton, Fiore served as marketing director for Antelope Valley Mall in Palmdale, CA, another Forest City property. She joined the corporation in 1999 as a marketing coordinator at the Galleria at Sunset in Henderson, NV.
|
|
|||
|
SAN FRANCISCO-Gap Inc. has identified five new markets in which it plans to open its recently launched Forth & Towne chain, which targets female consumers over 35 years old. The company will open stores in the fall in Atlanta, Houston, Los Angeles, the San Francisco Bay Area and Seattle.
So far there are five Forth & Towne locations, one in West Nyack, NY, outside of New York City and four in the Chicago area. Gap debuted the chain in August.
Gap executives have not specified how many Forth & Towne store they plan to roll out overall, but have confirmed that the chain will be a big part of the companys business going forward. Targeting this age group was the next natural step in expanding our portfolio, said Alan Johnson, Gaps chief financial offer, at the National Retail Federations annual convention, in January.
Gap plans to open about 175 stores this year across all of its brands, most of which will be part of the Old Navy chain. The company also plans 135 closures, a majority of them Gap stores. Other than its five Forth & Townes, the retailer operated 1,402 Gaps, 495 Banana Republics and 958 Old Navys across the country as of the end of January. Gap also had 257 international units.
The apparel giants sales also continue to fall. Februarys same-store sales were down 11% year over year, as net sales fell 6%, to $865 million.
|
|
|||
LAS VEGAS-The owners of the Shops in Desert Passage have begun a $50-million makeover of the 475,000-sf shopping center. The goal is to have the new look complement the adjoining Aladdin Hotel & Casino's conversion to the Planet Hollywood brand.
Desert Passage has 170 specialty stores, 15 restaurants and live entertainment. The owner is Boulevard Invest, a joint venture of Tri-Star Capital and RFR Holdings, both based in New York. The JV paid Trizec Properties $240.5 million for the property in late 2004.
The ownership has retained for the makeover the architectural firms Gensler of Nevada and the Las Vegas-based Friedmutter Group, in conjunction with construction group Flagship Construction Co. The exterior renovations will be completed by the fourth quarter of 2006 and the interior improvements will be completed in phases through the second quarter of 2007.
Gensler will redesign the centers interior and Friedmutter Group will be in charge of the exterior makeover. The goal of the interior work is to make it more user friendly. Planned enhancements include new flooring, brighter interior lighting, new storefronts and a completely new interior look. The renovation also includes the addition of an interactive directional system to help shoppers navigate the facility.
The exterior renovations include adding people movers for better access into the mall. Other enhancements include a backlit sidewalk water feature and state-of-the-art LED video offering continuous streaming imagery. Additionally, the mall's entrances and existing retail locations have new floor-to-ceiling glass vestibule doors and storefronts.
The general contractor for the project, Flagship Construction Co., is currently working on the first phase of the exterior portion of the project, which focuses on the centers north façade area. Related Cos., the manager of the property, is overseeing the makeover on behalf of Boulevard Invest.
|
|
|||
|
SAN FRANCISCO-Williams-Somona's earnings rose for the fourth quarter and for the full year in 2005 despite a charge of seven cents per share for the closing of its Hold Everything brand, the company reported Monday. The company plans to open 24 new stores this fiscal year, including its first three test stores for the Pottery Barn Bed + Bath concept, Williams-Sonoma executives said in a conference call with financial analysts on Monday.
The fiscal 2005 results constituted the highest diluted earnings per share and cash flow in the history of the company, and met or exceeded the earnings guidance we provided to our shareholders in every quarter, Williams Sonoma CEO Ed Mueller commented in the conference call. Mueller added that, excluding the charge for Hold Everything, the company's pre-tax operating margin reached double digits for the first time.
For the fourth quarter ended Jan. 29, Williams-Sonoma earned $120.8 million, or $1.02 per diluted share versus $113.7 million, or 95 cents per diluted share in the fourth quarter of fiscal year 2004. For the full year, the company's earnings climbed 12.4% to $214.9 million, or $1.81 per diluted share versus $1.60 per diluted share in fiscal year 2004.
Net revenues increased 12.1% to $1.21 billion for the fourth quarter and revenues for the full year increased 12.8% to $3.54 billion. Comparable store sales increased 5.8% for the quarter and 4.9% for the year despite negative comps for the Hold Everything brand, which declined 3.2% for the quarter and 10.7% for the year.
Mueller pointed out during the conference call that Williams-Somona's higher retail sales in 2005 was primarily driven by both the higher comp sales and a year-over-year increase in retail leased square footage of 8.6%, including 18 net new stores. He noted that the new stores included the first three Williams-Sonoma Home stores.
Mueller said that the company expects to add 24 new stores in fiscal 2006, part of a three-prong strategy in which the store openings are designed to "drive sustainable top-line growth in our core brands. The 24 will include the three new test stores for the Pottery Barn Bed + Bath format.
In addition to opening new stores, Mueller described efforts to build the company's emerging brands such as PBteen, West Elm and Williams-Sonoma Home through new efforts like the launch of a Williams-Sonoma Home e-commerce website in the third quarter, aggressively identifying new customers through retail name capture, along with database prospecting and expanding the use of electronic direct marketing."
In 2006, the company expects to surpass $3.8 billion in revenues, deliver solid earnings growth, Mueller said, and to pay a dividend to shareholders for the first time in its history. Williams-Sonoma Inc. operates 570 stores under the Williams-Sonoma, Pottery Barn, Pottery Barn Kids, PBteen, West Elm, Williams-Sonoma Home, and Hold Everything brands. It also markets via eight mail order catalogs and six e-commerce web sites.
The charge that reduced earnings by seven cents per share resulted from the company's previously announced decision to shutter its Hold Everything brand and to shift that merchandise into its other existing brands by the end of fiscal year 2006. The seven cents per share worked out to a pre-tax charge of $13.5 million and $8.3 million after taxes for the fourth quarter of 2005.
|
|
|||
|
FOOTHILL RANCH, CA-Specialty retailer Wet Seal Inc. lost 5 cents per share for the fourth quarter of 2005 and $1.19 per share for the year, but both numbers improved dramatically from a year ago. The company, which has been closing underperforming stores and paring expenses, plans to start opening new stores in its effort to return the chain to growth and profitability.
Wet Seal executives discussed the company's 2005 performance during a conference call with financial analysts Thursday. The company also noted the appointment this week of Gregory Gemette as president of Arden B. Merchandise, which he joins from his previous post as SVP of G+G Retail Inc.
Considering the ups and downs the company has endured in recent years, CEO Joel Waller sounded one of the most optimistic notes in a long time when he said, We conservatively estimate that there is room for 300 more Wet Seal and 100 more Arden B. locations in the US. For 2006, the company expects to open 20 to 25 new stores.
Waller called the figures a moderate expansion plan and a prudent approach. If current business trends continue, he said, Wet Seal will accelerate the number of store openings to 15% to 20% a year but only after ensuring that we have the infrastructure in place to do it seamlessly.
Wet Seal's $2.8 million quarterly loss compared with a loss of $47.8 million, or $1.31 per diluted share, in the fourth quarter of the previous year. The latest quarterly loss included $6.8 million in non-cash stock compensation charges, $3.1 million in non-cash interest charges associated with conversions of its convertible notes and $600,000 in other charges.
For the fiscal year, the $1.19 per-share loss compared to a loss of $198.3 million, or $5.89 per diluted share. Both years' financial results suffered from one-time charges.
Sales climbed 18.6% to $141.4 million for the quarter and 15% to $500 million for the year. The increase was driven by a 44.7% increase in comparable store sales, which have been climbing since Wet Seal began closing underperforming stores.
Waller commented that in light of the company's trimming its losses and boosting comp-store sales, Our primary goal in fiscal 2006 is to make further improvements in operating income rates, and we now have ample evidence that we are in a position to begin to open new locations to drive growth in sales and profits, Waller said.
The Wet Seal Inc. operates 400 stores in 46 states, the District of Columbia and Puerto Rico, including 308 Wet Seal stores and 92 Arden B. stores.
|
|
|||
|
WEST HOLLYWOOD, CA-Owners of the 8000 Sunset Blvd. retail center have lined up $61.2 million in financing for the acquisition of the 171,000-sf property, which they plan to renovate, according to Goldman Sachs Commercial Mortgage Capital. The financing is a non-recourse floating-rate loan under the Goldman Sachs Transitional Loan Program.
The shopping center is a venture of Chicago-based Transwestern Investment Co. LLC on behalf of Aslan Realty Partners III LLC and Santa Monica-based Palisades Associates. The $61.2 million will consist of an initial funding of $54.4 million and an unfunded amount of $6.8 million to be provided over the first 36 months to pay for planned renovation and leasing.
The financing is composed of an initial three-year term with two one-year extension options. Goldman Sachs Commercial Mortgage Capital will provide 80% of the approved renovation and leasing costs and through its affiliate Archon Group, will act as servicer of the loan and administer future fundings.
Adam Falk, a Transwestern SVP, says the company sought the flexible financing structure to capitalize the business plan for the property over the next three to five years. Transwestern arranged the acquisition on behalf of the property's new ownership.
The 8000 Sunset property, which occupies a site at the intersection of West Sunset Boulevard and North Crescent Heights Boulevard. The buyers acquired the property from Charles Wang, co-founder and former chief executive of Computer Associates.
The 8000 Sunset center was constructed in 1992 and is 98.2% occupied. Its tenants include a mix of national and regional retailers, among them Virgin Records, California Pizza Kitchen, Crunch, and Burke Williams.
|
|
|||
SAN FRANCISCO-Name your property type and it is most likely rising in value faster than it ever has before or close to an all-time high, according to a new report from Global Real Analytics, publisher of the National Real Estate Index. Most property sectors achieved annual price increases in 2005 that have not been seen since the beginning of this bull market in the 1990s," says Dick Wollack, CEO of Global Real Analytics, in commenting on the report.
Wollack cites a year-end flurry of property transactions that helped push most property sectors into double-digit annual price increases. But prices were already climbing, so the action late in the year only further propelled values that were already accelerating.
Prices for class A apartments led the property types with an appreciation of 12.8% at the end of 2005, followed closely by CBD office values at 11.8%. Other rates of appreciation ranged from 11.6% for retail assets to 7.6% for suburban office.
The last time the National Real Estate Index reported anything close to the current appreciation rates was for the year 1998 when CBD office prices shot up 15% and class A apartment prices jumped 10%, the GRA report declares. Still, that year did not produce the same gains across all sectors as in 2005.
In addition to different rates of appreciation by property type, the report shows regional differences that in some cases vary dramatically from the national averages. Global Real Analytics titles this section of its report Florida and the West the Best.
It points out that the Pacific/Southwest and Florida/Gulf regions produced the highest annual average appreciation across all property types, 13% and 12% respectively. That contrasted with an East Central Region average appreciation figure of 5%, lowest in the country.
In view of the soaring prices, Wollack comments that looking forward to 2006 it would be bold to again predict the same level of increases. But then, it would have been bold to predict the increases seen in 2005, he says.