July 29, 2016 UBJ by Community Journals

JULY 29, 2016 | VOL. 5 ISSUE 31

COMMERCIAL REAL ESTATE QUARTERLY ISSUE

GREENVILLE'S

HOT 17

Commercial real estate development is warming up downtown this summer

PAGE 14

Cherry CherryBekaert Bekaertisisproud proudtotobe berecognized recognizedas as Cherry Bekaert is proud to be recognized as one one ofofSouth South Carolina’s Carolina’s Best Best Places Places totoWork! Work! one of South Carolina’s Best Places to Work!

CPAs CPAs && Advisors Advisors with with Your Your Growth Growth inin Mind Mind

CPAs & Advisors with Your Growth inyou Mind NoNo matter matter where where you you want want to to take take your your business, business, you need need a resourceful a resourceful and and innovative innovative partner partner to steer steer you you in the in your the right right direction. direction. Let Cherry Cherry Bekaert Bekaert guide guide No matter wheretoyou want to take business, youLet need a resourceful and innovative togrowth steerdestination. you in the right direction. Let Cherry Bekaert guide you you forward forward topartner to your your growth destination. you forward to your growth destination.

Mark Mark H. H. Cooter Cooter Mark H. Cooter Managing Managing Partner, Partner, Greenville Greenville Managing Partner, Greenville 864.233.3981 864.233.3981 | mcooter@cbh.com | mcooter@cbh.com

` Assurance ` Assurance

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` Tax ` Tax Planning Planning & Compliance & Compliance

` Business ` Business Valuations Valuations

` State ` State & Local & Local TaxTax Consulting Consulting

` Expense ` Expense Reduction Reduction Services Services

Greenville Greenville Office Office Greenville Office 201 201 West West McBee McBee Ave., Ave., Suite Suite 200 200 201 West McBee Ave., Suite 200 Greenville, Greenville, SCSC 29601 29601

` International ` International TaxTax

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` Credits ` Credits & Incentives & Incentives

` Risk ` Risk Advisory Advisory

` Personal ``Personal Property Property TaxTax Personal Property Tax

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` Assurance

` Tax Planning & Compliance

` State & Local Tax Consulting ` International Tax

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` Transaction Advisory ` Business Valuations

` Expense Reduction Services

` Cost Segregation Studies ` Risk Advisory

Aiken Aiken | Atlanta | Atlanta | Charlotte | Charlotte | Greenville | Greenville | Hampton | Hampton Roads Roads | Miami | |Miami | Raleigh-Durham || Raleigh-Durham | Richmond Richmond | |Tampa | Tampa || Washington | Washington D.C. D.C. Aiken | Atlanta | Charlotte | Greenville | Hampton Roads Miami Raleigh-Durham | |Richmond Tampa Washington D.C.

07.29.2016

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Thanks for the wild ride SHERRY JACKSON | STAFF

sjackson@communityjournals.com I’m not big on goodbyes, so I’ll keep this short and sweet. As some of you may already know, this was my last week with Community Journals. I’m headed back west, to Arizona, where I grew up, and where I still have family, to brave the summer heat, the lower humidity, lower mosquito population, diverse landscape and gorgeous winters. I have thoroughly enjoyed the three-plus years I have spent writing for the Upstate Business Journal and Greenville Journal. When I started, I had a pretty good knowledge of business but no formal journalism training (I had been a freelance writer and book author, small-business owner and IT professional) and no commercial real estate background.

But the team, and the CRE community, gave me a chance and let me prove (hopefully) that I learned quickly and was not only interested in business and commercial real estate, but that I could write about it somewhat intelligently. I’ve covered everything from new retail stores and restaurant openings, to City Council happenings, sewer infrastructures, changes at the Greenville Zoo and countless new development projects. It’s been a wild ride and I wouldn’t change it for a second. I pass the torch on to other able writers (although you may see my name pop up as a freelance contributor). Greenville is a great city with big things on the horizon and I can’t wait to come visit in a few years and see the growth and change in this place I’ve called home for the past 10 years.

I can’t wait to come visit in a few years and see the growth and change in this place I’ve called home for the past 10 years.

INFORMATION YOU WANT TO KNOW

| UPFRONT | 3

4 | THE RUNDOWN |

TOP-OF-MIND AND IN THE MIX THIS WEEK

VOLUME 5, ISSUE 31 Featured this issue: In search of Spartanburg’s entrepreneurial ecosystem.....11 Recap: Greenville Planning Commission. . ............................. 22 Why are you still using yesterday’s tech?.............................. 26

Scaffolding surrounds a building under construction in downtown Greenville. Catch up with 17 key developments on page 14.

Photo by Will Crooks.

WORTH REPEATING

TBA

VERBATIM

“I see this big snowball coming down the hill and it’s getting bigger and bigger.”

Look for Brio Internal Medicine to open a second location in August at the corner of North Main and West North streets in Greenville. Brio’s sister practice, Parkside Pediatrics, is also opening soon in Simpsonville. Architectural firm Equip Studio is designing the project.

On Greenville’s foodie paradise

Page 18

“Do some foreign travel and you’ll see how important regionalism is. It’s the reality whether you want to accept it or not.” Page 8

“If it’s important to your company and you need to protect it, chances are it is sitting, unprotected and unencrypted, in someone’s email.” Page 26

A new breakfast spot is headed to downtown Greenville. Toast Café, based in North Carolina, will be taking over the recently vacated Two Chefs space on Main Street.

“Pack your stretchy pants and show up thirsty.” Southern Living, listing “Five Reasons Why Greenville Is a Foodie Paradise.” Read them at southernliving.com/travel/greenville-restaurants.

07.29.2016

upstatebusinessjournal.com

INFORMATION YOU WANT TO KNOW

| INVESTING | 5

SC Angel Network launches VentureSouth DAVID DYKES | STAFF

ddykes@communityjournals.com The South Carolina Angel Network, one of the largest angel investment organizations in the United States with more than 200 investors, launched VentureSouth, a new corporate identity for its expanding activities in the Southeast.

The new brand signals several advances in the organization’s development, including better integration across its various angel groups, the addition of a new partner to the management team and an expanded vision to be a leading provider of early-stage capital and expertise in the Southeast. VentureSouth manages angel investment groups and funds across South Carolina and western North Carolina, including Greenville, Columbia, Asheville, Spartanburg, Anderson, Aiken, Rock Hill, Myrtle Beach and Charleston, with additional groups developing in the region. The groups collectively have invested more than $17 million in 50 early-stage companies since the creation of the Upstate Carolina

Angel Network in Greenville in 2008. In 2014, CB Insights, a leading data provider for the venture capital industry, ranked UCAN a Top 10 angel network in the US. The driving force behind VentureSouth’s expansion is to develop a more robust market for early-stage capital in its home region where such capital has historically been notoriously scarce, SCAN officials said. “The creation of VentureSouth builds on our track record of bringing smart investors together with talented entrepreneurs to make successful early stage investments in the Southeast,” said co-founder and Managing Director Matt Dunbar. “By building the infrastructure to draw in more capital and more bright minds to participate in this market, we aim to accelerate our impact in the region by generating investor returns, entrepreneurial experience, and ultimately jobs and wealth in our communities.” VentureSouth also has added Mac Lackey as a managing director, joining Dunbar, Charlie Banks and Paul Clark, who co-founded SCAN in 2014. Lackey is a startup veteran who has been in the entrepreneurial arena for more than 20 years, having built and sold five companies, all based in the Southeast.

To learn more about the firm or how to become involved as an angel investor or an entrepreneur, go to venturesouth.vc.

MBA

PROGRAMS TRADITIONAL MBA BUSINESS ANALYTICS ENTREPRENEURSHIP & INNOVATION Full-Time • Part-Time Downtown Greenville

The VentureSouth team (from left): Matt Dunbar, Mac Lackey, Charlie Banks and Paul Clark.

www.clemson.edu/mba

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At one point or another, regardless of your walk of life, you probably looked at yourself and decided you needed to get stronger. The tricky part with starting this process though, is that you’ll find solutions to this everywhere. It’s almost too easy to find an answer: everyone seems to have the newest and the best program that is guaranteed to get you strong. I’m here to tell you it can actually be made incredibly simple. In fact, you only need three exercises to truly get strong—the squat, the kettlebell swing, and the overhead press. Master these and you’ll see strength not just in muscle gain, but in your joint health, your stability, and of course, your strength. Before writing this, I asked myself, “what if you only need one exercise even?” Enter the Kettlebell swing. As far as we have seen to this point in human history, the swing may be the closest thing to the fountain of youth other than maybe cryogenics. I say this because a proper kettlebell swing activates all the muscles in your “posterior chain” (i.e. your back, glutes, hamstrings, even calves) that become dormant from a life of sitting. Strong muscles here not only look good, but promote (and often fix) better posture, and help to stave off injury—especially in your back. HOW TO: In order to perform a proper kettlebell swings, you’ll want to stand tall with your feet about shoulder width apart, your knees relaxed, and the kettlebell hanging right at your hips. From here, simply send your hips back and then shoot them forward. It is the force from your hips that should send the kettlebell out and up—your

arms are just along for the ride. From there, let the bell float and then fall back into place; absorb it and the use your hips to pop it back up. It should continue like this, in a pendulum-like fashion, for all of your reps. No program, even one as simple as just three exercises, would be complete without the some form of squatting. We love the squat for a few reasons: 1) it’s a movement we do every day in sitting down and standing up, 2) when done correctly, it works the big muscles in the front and back of our legs and our core, 3) getting strong at the squat gets you strong almost everywhere else. For some of our readers “getting strong” at the squat looks like bumping up your loading of the movement by another 30+ pounds. For others, this just looks like finding the ability to squat fully and often with no weight. Either way, the squat is an exercise you need in order to get strong. HOW TO: TheHere’s biggest thing watching St. members are getting such whywe’re Augusta for with the squat is that you keep your feet entirely in contact with the ground—that means not letting those PERSONAL PHYSICAL PHYSICAL ASSESSMENTS: ASSESSMENTS: PERSONAL heels rise up. Feet set at shoulder Before you you begin begin classes, classes, Iron Iron Tribe Tribe looks looks at at your medical Before width, initiate the movement by your medical history, your previous injuries, physical capabilities and your your history, your previous injuries, physical capabilities and sending your hips back and then personal goals. If you you are are thinking about joining aa gym, gym, and and personal If thinking about joining down,goals. constantly press those knees they don’t do aa personal personal assessment, think twice! they don’t do out. Fighting to keepassessment, your chestthink high,twice! is a movement pattern you will see sink your hips down until you’ve just all the time outside of the gym, but 30broken DAY BEGINNERS BEGINNERS CLASS: parallel. A painless deep squat 30 DAY CLASS: is also one of the best examples of is a you great indicator of healthy and with When you join join Iron Tribe Tribe Fitness, hips you, along along with other begin-you will find. No legs to When Iron Fitness, you, other beginraw strength will promote strength better than justworkouts ners will be coached coached through 12 structured structured workouts that are ners will be through 12 that help you,are just a tight core, grit, and aboutdesigned anythingto expertly designed toelse. take the the most most de-conditioned de-conditioned individual expertly take individual pressing strength. One significant and gradually gradually increase yourexercise strengthin and stamina over our the biggest concern with the The third and final this and increase your strength and stamina over the note: course of four fourisweeks. weeks. Many new members members have dropped dropped 5,with 7, most exercises, is back program our Many standing overheadhave press, as5, course of new 7, even 10 pounds pounds ofthe fat in in the“bang first few few weeks. press. This is best forweeks. your position. If you find yourself having even 10 of fat the first buck” upper body movement you will to at all lean back to press overhead, find. Having the mobility for a quality ONE-ON-ONE RELATIONSHIP WITH COACHES: COACHES: you’ve compromised the exercise. ONE-ON-ONE RELATIONSHIP WITH overhead is not a given for when It doesn’t doesn’t takeposition long to to acknowledge acknowledge an expert expert when you see see one one Everything should be straight up and It take long an you everyone qualityattention overhead in action, action, and andthough. with the the A personal you’ll get get from from your down to your truly nail this thing. in with personal attention you’ll position is certainly position Iron Tribe certified certified coaches, one you gain gain measure of of confidence confidence Iron Tribe coaches, you aa measure Learning these movements can anyone ought to strive for (as it’s a you’ve rarely experienced in a fitness facility. you’ve rarelysign experienced in a fitness facility. take no time at all (you do them surefire of healthy shoulders), just about every day anyway), but but can be worked around. Pressing THE MAGIC MAGIC OF OF IRON IRON TRIBE’S TRIBE’S CULTURE: CULTURE: THE becoming truly proficient at these overhead, like our other movements,

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07.29.2016

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INFORMATION YOU WANT TO KNOW

| ENTREPRENEURS | 11

Spartanburg leaders search for “entrepreneurial ecosystem” Chamber hires Meagan Rethmeier to head small business development for EFG TREVOR ANDERSON | STAFF

tanderson@communityjournals.com Spartanburg County’s business landscape is dotted with high-profile projects. Companies like BMW, Milliken, Michelin, Adidas, Toray, Rite Aid, Amazon and others have pumped billions of dollars of investment into the county and created thousands of jobs. Spartanburg’s small business sector, however, has not fared so well. According to the U.S. Census Bureau, the number of small ventures, or businesses with one to four employees, decreased almost 10 percent in the county between 2008 and 2013. As of 2015, the number of individuals who were self-employed comprised 5.2 percent of Spartanburg’s employment, compared with 6.3 percent nationally, according to the agency’s data. But local business leaders hope to alter that trend in order to stimulate greater economic prosperity through diversification and the creation of more high-paying jobs.

DIVERSIFICATION IS KEY “We realize we have to start diversifying our economic development,” said Allen Smith, president and CEO of the Spartanburg Area Chamber of Commerce. “This is about creating a longterm strategy that will benefit Spartanburg residents for generations to come.” Smith said economic development is a “three-legged stool” that includes attracting new business, the expansion of existing business and entrepreneurship. He said the need for improving the county’s entrepreneurial climate was identified by research through the community’s partnership with Atlanta-based Market Street Services, which is helping to develop the Spartanburg Vision Plan. The firm has helped cities like Nashville, Austin and Tulsa chart a path to prosperity. It has already completed five phases of a six-phase assessment process that will help shape a community development strategy. “I think the message there was we’ve

done a fantastic job of attracting industry and serving existing companies, but we need to do a much better job of leveraging the resources we have to support entrepreneurism,” Smith said. “Take a company like Milliken, for example. That’s the kind of creative mindset that entrepreneurs feed off of. We want to take that passion and expand it.”

SHAPING ENTREPRENEURIAL PROGRAMS In order to prepare for the work ahead, Allen said the Spartanburg

Chamber has hired Meagan Rethmeier to serve as the director of small business and entrepreneurial development for its Economic Futures Group (EFG), the county’s primary economic development entity. Rethmeier, a native of Spartanburg, earned her Bachelor of Arts degree in economics from Wake Forest University. She previously worked for BB&T in Winston-Salem N.C., where she served as the organizational change management lead. “It was interesting coming from a financial background, because I saw how difficult it was for small businesses to find access to capital, which is one of the primary shortfalls [in Spartanburg] identified by Market Street’s assessment,” she said. Rethmeier will be responsible for helping to shape and implement entrepreneurial programs for EFG, leading all activities of the Spartanburg Entrepreneurial Resource Network (SERN), and managing the day-to-day operations of the Spartanburg Angel Network (SAN).

FORMING RELATIONSHIPS SERN is an alliance of several local organizations founded in 2013 with the singular purpose of pooling resources to help new and expanding entrepreneurial ventures succeed, create jobs and generate new investment. The group has been without a director for about two years. The organizations involved in SERN include EFG, the Spartanburg Chamber, Service Corps of Retired Executives, Wofford College, the University of South Carolina-Upstate, Spartanburg Community College, City of Spartanburg and the S.C. Small Business Development Center. SAN was formed in 2015 to provide funding for new startups. Rethmeier said the group has 34 investors. “We want to build an entrepreneurial ecosystem,” Rethmeier said. “A lot of the resources are already in place, but few people know what is available

Meagan Rethmeier to them. It’s our job to change that.” Rethmeier said in the coming months she plans to begin leading efforts to create a network for entrepreneurs. The focus will be on forming relationships and helping small business owners gain access to financial, legal, conceptual, moral support and resources they need to be successful. “Spartanburg is a market where people can still form relationships.” Rethmeier said. “It’s very personal. If an entrepreneur has an idea, they will find someone who can help make it happen.”

Learn more about this Upstate business in

BEHIND THE COUNTER 2016

Commercial real estate brokerage and property management

24 Vardry St., Greenville 864.233.7724 joynercommercial.com

To get a copy of BTC or feature your business, call 679-1205.

12 | RESTAURANTS |

INFORMATION YOU WANT TO KNOW

UBJ

07.29.2016

Cook Out planning third location in Spartanburg County TREVOR ANDERSON | STAFF

tanderson@communityjournals.com A new Cook Out restaurant is headed for Spartanburg’s west side. Site plans filed with the city showed the store will be in the former Regions Bank building in the Camelot area at 1620 John B. White Sr. Blvd. next to Christian Supply. The 2,852-square-foot restaurant will be on 2 acres and will have 54 parking spaces and a new drive-through, according to site plans. An existing drive-through that once served bank customers will be removed. Cook Out’s CEO Jeremy Reaves could not be reached for comment. The building’s owner and local developer Tab Patton confirmed the Greensboro, N.C.-based fast-food chain, known for its tasty burgers and quick, friendly service, has signed a lease on the building. It will be Cook Out’s third store in the Spartanburg market. The company opened its first store in the county in 2010 on the east side in the former Dunkin’ Donuts building at 1996 E. Main St. It was Cook Out’s first restaurant outside of North Carolina.

In 2012, the company opened a second store in the former Del Taco building at 1800 Highway 9 near Interstate 85 and Boiling Springs. The Camelot area of Spartanburg’s west side has experienced resurgence during the past few months. Developers have attributed to trend to the county’s growth and overcrowding along the nearby W.O. Ezell Boulevard corridor. Several businesses, including McDonald’s, Founders Federal The former Regions Bank building on John B. White Sr. Boulevard will be Credit Union, Arby’s, the site of Spartanburg’s third Cook Out restaurant. Little Caesers, OpSource Staffing and Camelot Townhomes, a 72-unit townhome Play It Again Sports, have renovated existing facilcommunity, is planned for a 9-acre wooded ities or brought new construction to the John B. lot behind Christian Supply. White Sr. Boulevard corridor.

www.CarltonMB.com | 2446 Laurens Road, Greenville, SC 29607 | (864) 213-8000

07.29.2016

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INFORMATION YOU WANT TO KNOW

| RESTAURANTS / MANUFACTURING | 13

Michelin manager pleads guilty to wire fraud Wilkins faces up to 20 years in prison after federal indictment DAVID DYKES | STAFF

LOT D CAME

Christian Supply Wynnsong Seven

ddykes@communityjournals.com

Future home of Cook Out

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A manager who worked at Michelin North America pleaded guilty to wire fraud and faces up to 20 years in prison after a federal indictment alleged he used a company credit card to buy goods or services for his own use and he falsified expense-account vouchers, court records show. Greenville-based Michelin North America suffered losses of more than $565,000 as a result of the scheme, federal prosecutors said. A final audit is pending, prosecutors said. Mark Nigel Wilkins, 49, formerly of Lexington, worked for Michelin as a technical service manager, according to federal prosecutors and the indictment. His duties included purchasing millions of dollars worth of items for the company each year, prosecutors said. Wilkins couldn’t be reached for comment. He will be sentenced after completion of a pre-sentence investigative report. He also faces a fine of up to $250,000, prosecutors said. Wilkins paid for items with a company-issued credit card or his own funds for which he was reimbursed, according to prosecutors and court records.Additionally, the indictment and prosecutors alleged

CARLTON MOTORCARS Michelin North America

Wilkins turned in false expense-account vouchers claiming he had made company purchases, which he hadn’t, and then was reimbursed. On reimbursements to Wilkins, payment was made by wire transfer of funds from Michelin’s account at Citibank in Delaware to his bank account in South Carolina, according to the indictment. Prosecutors and the indictment alleged that beginning in January, 2009, Wilkins began using the company-issued credit card for non-authorized items which he converted to his own use. Additionally, Wilkins allegedly turned in false expense-account vouchers claiming he had made company purchases, which he had not, and received monetary reimbursements for those vouchers, according to prosecutors and the indictment. The pattern of alleged theft continued until December, 2014, according to prosecutors and the indictment. Assistant U.S. Attorney David C. Stephens of Greenville led the prosecution efforts. "Michelin supports and thanks the federal prosecutors who carried out the indictment of this former employee," according to a Michelin statement Friday.

14 | COVER |

FOCUS ON COMMERCIAL REAL ESTATE

17 DOWNTOWN GREENVILLE CRE PROJECTS TO WATCH SHERRY JACKSON AND DAVID DYKES | STAFF

he commercial-property market continues to develop in Greenville, with 2,938 apartments planned, under construction or completed downtown, according to city figures. Of that total, 1,304 are under construction as an apartment-building boom continues to attract developers. In addition, 1,963 hotel and bread-and-breakfast rooms are planned, under construction or have been completed downtown, city figures show. Since 2010, 2,262 units of multifamily housing have been completed in Greenville. Another 4,277 have been permitted or are under construction. What projects are worth keeping an eye on in 2016? Whatâ&#x20AC;&#x2122;s changed? Which projects are still in play? Hereâ&#x20AC;&#x2122;s an update on some the largest projects happening in or near downtown this year.

UBJ

07.29.2016

FOCUS ON COMMERCIAL REAL ESTATE

07.29.2016

| COVER | 15

FALLS PARK PLACE

Address: 600 S. Main St. Developer: Hughes Investments No. of units/description: 12,000 SF of Class A office space on two of the floors, a

5,300 SF restaurant space with a wraparound terrace on the second floor, a rooftop terrace with a swimming pool and six high-end residential units. Status: Construction is currently underway with completion scheduled for this fall. Already announced tenants are national athletic apparel company lululemon athletica and Raleigh-Durham-based restaurant Happy + Hale.

16 | COVER | 2

UBJ

FOCUS ON COMMERCIAL REAL ESTATE

07.29.2016

CAMPERDOWN

Address: Broad and Main Street Developer: Centennial American Properties No. of units/description: 18 condos, 225 apart-

ments, a seven-story AC hotel, two office buildings (including a new home for the Greenville News) retail and restaurant spaces. Status: The Greenville Design Review Board approved the project in March. The first office building is under construction.

NORTHPOINTE

Address: Stone Avenue/Wade Hampton Boulevard Developer: Central Realty No. of units/description: 58,000 SF, two-story

Harris Teeter grocery store, 285 multifamily units, 30,000 SF of commercial space. Status: The proposed Harris Teeter grocery store has been expanded to 58,000 SF (was 53,000) and will allow for a larger indoor seating and restaurant area. The project and development agreement is expected to go before City Council in a couple of weeks. Permits with the Department of Transportation for roadwork have been filed and road construction is expected to begin late August/early September. Construction of the multifamily, grocery store and pad sites is expected to begin in early winter with pad delivery May 2017.

9 7

13 14

2 11 12

PARK PLACE ON HUDSON

Address: 104 S. Hudson St. Developer: Asterisk Development LLC No. of units/description: 23 luxury townhomes. Status: Under construction with Phase One to be

1 FALLS PARK

complete by November.

GREENVILLE HIGH

FLUOR FIELD

HAMPTON STATION

Address: Hampton Avenue Developer: Oceana Rapid LLC; leasing, manage-

ment company: Avison Young No. of units/description: 90,000 SF mixed-use with office, art studios, brewery, gym and GHS Swamp Rabbit trail head Status: Under construction with tenants existing or announced: Lions Roar CrossFit, Invert Skate Shop, Avison Young, LiveWell Greenville, Noble Dog Pet Hotel, Birds Fly South Ale Project and Dapper Ink. New tenant announcement: Tanya Stiegler Designs, Dorothy Shain, Lucky Penny Creative, Link 360/ Link MD, Ric Standridge and Chelsea Ashford Photography

KEYS COURT (FORMERLY CALLED KEYS VILLAGE)

Address: 307 E McBee Ave Developer: The Furman Company No. of units/description: Retail (Cyclebar),

restaurant, office. Status: Finalizing details and permits; construction to begin soon.

NEW CITY COURT VIEW TOWNHOMES

Address: Corner of Gibbs and Mayfield streets Developer: New City Development & Real Estate No. of units/description: five townhomes. Status: Site work underway.

WEST END APARTMENT HOMES (PENDLETON STREET BAPTIST CHU

Address: 1100 S. Main St. Developer: Woodfield Investments No. of units/description: 271 apartments,

two retail spaces. Status: Demolition to begin August 2016. Constructio expected January 2018. Pre-leasing in fall 2017.

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BON SECOURS WELLNESS ARENA

on completion

| COVER | 17

M WEST | TERRACE HOMES AT WEST END

Address: 1027 S. Main Street Developer: 1027 Partnership, LLC | Trevor Ream No. of units/description: 18 townhomes. Status: Under construction. 11

121 RHETT

Address: 121 Rhett St. (at Camperdown) Developer: The Croft Company No. of units/description: 36 condos (with 35 sold). Status: Move in expected late fall 2016. 12

LINK APARTMENTS WEST END

Address: 25 River St. (Rhett and River streets) Developer: Grubb Properties No. of units/description: 215 apartments. Status: Under construction. 13

GREENVILLE LOFTS

Address: Corner of Westfield and Academy streets Developer: Arlington Properties No. of units/description: 215 apartments. Status: Under construction.

URCH)

FOCUS ON COMMERCIAL REAL ESTATE

upstatebusinessjournal.com

TRAVERSE

Address: 110 Markley St. Developer: Development team led by David Miller No. of units/description: 24 condos with 4,000 square

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Check out these stores available for franchising in your neighborhood: • 5055 Old Buncombe Rd. Greenville, SC 29609 • Hwys. 290 & 296 Moore, SC 29369 • 1703 Easley Bridge Rd. Greenville, SC 29611 • 2617 Wade Hampton Blvd. Greenville, SC 29615

feet of live/work space. Status: Pre-selling with six units reserved

ELLISON ON BROAD (FORMERLY CALLED FOUNTAINS GREENVILLE)

Address: 210 E. Broad St. Developer: Proffitt Dixon Partners No. of units/description: 201 apartments. Status: Delivering fall 2016. 16

PERIMETER

To learn more, contact Brian Mulcahy at 864.300.4889 or

Brian.Mulcahy@7-11.com

Address: 100 N. Markley St.

(corner of Markley and Rhett streets) Developer: LML Construction No. of units/description: 70 condos, 4,500 SF of retail. Status: Construction to begin in August.

DISTRICT WEST

Address: 101 Reedy View Drive

(at Westfield and West Broad streets) Developer: Flournoy Development No. of units/description: 365 apartments. Status: Under construction. Available for pre-leasing now. First move in slated for September.

LEWIS PLAZA (HARRIS TEETER) Address: Augusta Street (not on map) Developer: Avtex Commercial Properties No. of units/description: 53,000 SF, two-story

mezzanine Harris Teeter grocery store, 36,000 SF of retail/restaurant space/office space. Status: Under construction

© 2016 7-Eleven Inc. All rights reserved. This is not an offer to sell a franchise. An offer can only be made in applicable states with authorized documentation. 7-Eleven Inc., P.O. Box 711, Dallas, TX 75221-0711

18 | COVER |

UBJ

FOCUS ON COMMERCIAL REAL ESTATE

07.29.2016

Spartanburg CRE market is humming Local brokers continue to see a flurry of interest in development TREVOR ANDERSON | STAFF

tanderson@communityjournals.com

Denny’s Corp., Adidas, Rite Aid and others.

Spartanburg County’s commercial

70 NEW BUSINESSES

real estate market is on a hot streak. Demand for industrial, office, restaurant and retail space is at an all-time high, according to local brokers and developers. And with several developments on the horizon, experts are bullish the market is nearing a point of “critical mass” that could usher in a new era of economic growth and prosperity. “I don’t know if anyone really knows what that point is,” said Andrew Babb, a developer and broker with NAI Earle Furman. “But it sure feels like we’re right here on the edge of it.” Since 2010, the county has attracted more than $4.3 billion in capital investment and about 9,000 jobs, according to the Economic Futures Group. Spartanburg is home to a variety of global and national companies, including BMW, Toray, Milliken & Co.,

During the past three years, nearly 70 new businesses have opened in the city of Spartanburg. New restaurants, grocery stores, medical offices and retail shops are cropping up in other parts of the county, particularly in high-density shopping areas on the west side, Duncan and Boiling Springs. “Everyone is busy,” said Andy Hayes, a partner with Spartanburg-based Spencer/Hines Properties. “There is growth everywhere, especially on the west side… A lot of people want to know what’s happening in Spartanburg.” A new $20 million AC Hotel by Marriott is under construction downtown. Plans to redevelop the 92-yearold Montgomery Building at the corner of Church and St. John streets are moving forward. Spartanburg businessman Corry Oakes has purchased the historic Lundy Building across from Morgan

UBJ reporter Trevor Anderson (left) talks with Andrew Babb, a developer and broker with NAI Earle Furman, and Andy Hayes, a partner with Spartanburg-based Spencer/Hines Properties. Square. He plans to renovate the building to provide space for a new restaurant Mezcal, other retail opportunities and apartments. Local developer Royce Camp is planning a five-story, 35,000-squarefoot mixed-use building beside Carriage House Wines at the intersection of West Main Street and Daniel Morgan Avenue. Drayton Mills Marketplace recently announced four anchor tenants, including a 7,000-square-foot restaurant by Greenville restaurateur Rick Erwin, Mõzza Roasters and Mellotte Enterprises, Zen Studios’ yoga and a regional office for Agracel Inc. There is a spate of other projects in the works. “All boats rise on an incoming tide,” Babb said.

“A SHOT IN THE ARM” Babb and Hayes said they believe Spartanburg’s energetic, positive leadership and support from local colleges have aided the business climate. They said the rise of young leaders like Geordy Johnson, CEO of Johnston Development Associates, and Allen Smith, president and CEO of the Spartanburg Area Chamber of Commerce, have been a “shot in the arm” for the county.

As of June, Spartanburg’s 5.6 percent jobless rate was the 12th lowest in South Carolina and just seven-tenths of a percentage point above the national 4.9 percent rate, according to the S.C. Department of Employment and Workforce. The availability of affordable real estate and a low cost-of-living compared with other parts of the country have also attracted fresh blood to the market, Babb and Hayes said. “I think all of the jobs created in Spartanburg have started to have an effect,” Hayes said. “The quality of life here is fantastic. You can get a lot more bang for your buck.” Rick Cobden made the jump from commercial real estate sales in 2010 to start his own facilities maintenance firm Spartanburg Maintenance LLC. He’s glad he did. “Our phones are ringing every day,” Cobden said. “I see people in suits – economic development folks or from another city – walking around downtown all the time. Everyone wants to know what the magic is… Spartanburg has finally figured out its identity. I see this big snowball coming down the hill and it’s getting bigger and bigger. The foundation is strong is the momentum is incredible. We’re so blessed to be living here.”

07.29.2016

FOCUS ON COMMERCIAL REAL ESTATE

upstatebusinessjournal.com

| COVER | 19

RealOp Investments predicts 10% distribution on ﬂagship fund ddykes@communityjournals.com RealOp Investments, a commercial

MARBLE

GRANITE

PLATINUM

GOLD

Thank You

real-estate-focused private equity firm headquartered in Greenville, said it projects a 10 percent second-quarter distribution to its investors on behalf of its flagship fund. The firm also projects an annualized distribution rate of 10 percent for 2016 for the ROI Real Estate Opportunities Fund. "The incredible effort the team has made to position our portfolio and to optimize our business is paying off," said Paul Sparks, managing principal and president of RealOp Investments. "We delivered another solid quarter and were mainly focused on refining our portfolio consistent with our investment strategy, further strengthening our resolve to continue to grow our investor network and stay focused on increasing operational efficiencies across our invest-

ment platform. We believe these efforts will keep us on the path to deliver aboveÐaverage distributions to our investors in the current economic cycle.” With the success of Fund I, the firm has created a second, known as ROI Income Fund II. It is open for investment, with the initial close scheduled for the third quarter of 2016, firm officials said. Fund I, representing $15 million of deployed capital, closed in December 2015. The fund owns four assets in the Greenville and Charleston markets, totaling 125,000 square feet of office, industrial and retail assets. The fund has a 94 percent occupancy rate and includes tenants such as Raytheon, Premier Medical, FGP, Walgreens and Ameris. Fund II has targeted five to six Southeast properties and will deploy upwards of $40 million, with the final fundraising close to occur by

Fund II is open for IRA investments, including through the Millennium Trust Company, a firm that provides custody solutions for IRA rollovers, private funds and alternative assets. Fund II also can accommodate investments through wealth managers and registered investment advisors.

Carly is a second-generation Allstate Agency Owner. Like her dad before her, she knows success comes from treating clients like family. That’s why her business is growing strong, just like her two little girls. Isn’t that the kind of good life you deserve? Reserve your spot today. TALK TO YOUR ALLSTATE RECRUITER IN THE GREENVILLE AREA TODAY. Bonnie Lins Executive Recruiter 888-901-9692 blins@allstate.com

IN KIND

SILVER

www.crewupstate.org

Dec. 31. Several identified assets are under contract or in the investment pipeline, firm officials said. Similar to Fund I, Fund II will target diversification across multiple asset classes including retail, office and industrial properties in primary growth markets of the Southeast. While Fund II is targeted to raise $10 million in equity, it will result in a leveraged portfolio value of $40 million, a spokesperson for the firm said.

2016 CREW Upstate Sponsors

Subject to all terms and conditions as outlined in the Allstate R3001 Exclusive Agency Agreement and Exclusive Agency program materials. Allstate agents are not franchisees; rather they are exclusive agent independent contractors and are not employed by Allstate. Allstate is an Equal Opportunity Company. Allstate Insurance Company, Northbrook, IL. In New Jersey, Allstate New Jersey Insurance Company, Bridgewater, NJ. © 2016 Allstate Insurance Co.

179617

DAVID DYKES | STAFF

20 | DEALMAKERS |

UBJ

COMMERCIAL REAL ESTATE TRANSACTIONS IN THE UPSTATE

CUSHMAN & WAKEFIELD AC of property on North | THALHIMER Main Street in Travelers ANNOUNCED: Rest, to the buyer, NewSouth Landservices Brian J. Young and Lyn LLC. Norton represented Rick Cauthen represented the buyer, Dukes Food the landlord, Renaissance Production, in the Exchange LLC, in the purchase of 34.8 AC of leasing of a 1,800 SF property at 2952 New office building at 1230 Easley Hwy, Greenville. Alexander St., Mauldin, to Brian J. Young, Kacie C & S Financial LLC d/b/a Jackson and Elliott Fayssoux represented the Mancon. landlord, Liberty Property Matt Vanvick represented Trust, in the leasing of an the landlord, Stone Avenue Partners LLC, 114,400 SF building at 130 Caliber Ridge Drive, in the leasing of small Greer, to CH Mueller Inc. office suites at 217 E. Stone Ave., Greenville, to South African Chamber AVISON YOUNG of Commerce in America, ANNOUNCED: Get Wired Electric LLC, Escape Artist LLC and Michael Sease Paul Hawkins. represented Weisser Corporation in the leasing Tim Satterfield of a 4,480 SF office and represented the landlord, Caje Group LLC, in the industrial space at 225 leasing of a 3,000 SF Zuber Road, Greer, from office space at 269 S. the landlord, Wazuflex Church St., Suite 401, Company LLC. Spartanburg, to Carolina Gordon Anderson represented the landlord, Alliance Bank. Demarias Family Enterprises LLC, in the NAI EARLE FURMAN leasing of 2,090 SF of ANNOUNCED: retail space at 241B N. Earle Furman and Jon Main St., Greenville, to Good represented the Sato Enterprises dba landlord, Camperdown Menkoi Ramen House. Company Inc., in the Rakan Draz and John leasing of a 2,646 SF Odom represented industrial space at 6003 the landlord, Priority Ponders Court, Greenville, Properties LLC, in the to ROI Equipment LLC. leasing of a 4,800 Kevin Pogue represented SF office space at 18 the landlord, Warrior Interchange Blvd., Mauldin, to Sky Insurance DMA LLC, in the leasing of 2,538 SF of office Technologies LLC. space in the Warrior Duck building in Spartanburg to COLDWELL BANKER Hypersign LLC. COMMERCIAL CAINE Stuart Smith represented ANNOUNCED: the landlord, Cat Dog Pete Brett and Matt Properties LLC, in the Vanvick represented the leasing of a 8,340 SF buyer, Mark III Properties industrial space at 119 Inc., in the purchase of Ian Court, Spartanburg, to 89.4 AC of property at Roof Options LLC. Watkins Bridge Road in Bernie Bastian, Hunter Greenville, from Martha Garrett and John Elaine McKinney Woodruff Staunton represented and Judith Annette the seller, Foxfire, in the McKinney Keasler. sale of a 4,887 SF office George Zimmerman property at 101 N. Main represented Connector St., Six Mile, to Prue and Plus LLC in the sale of Kathy Dacus. 459.9 AC of property Stuart Smith represented at I-185, Old Piedmont the seller, Arthur State Hwy. and Brown Road, Bank, in the sale of an Piedmont, to the buyer, 8,664 SF industrial Rupert J. McCormack IV. property at 125 Quality Rick Cauthen represented Korners Drive, Cowpens, Hawkins Properties of TR to Afanasiy Yevchev. LLC in the sale of 15.7

III, in the leasing of 2,400 SF of office space at 22 W. Antrim Drive, Benji Smith, Josh Tew Greenville, to Al and and Caldwell Johnston Karima Reid. represented the seller, Josh Tew represented the JJHR LLC, in the sale of a 16,000 SF medical landlord, NASI LLC, in the leasing of 2,100 SF facility on 0.68 AC of retail space at 1259 S. of property at 21 and Pleasantburg, Greenville, 22 Aberdeen Drive to Lotus Farm and Garden in Greenville to Avtex Supply. Commercial Properties. Benji Smith and Josh Tew Benji Smith and Josh represented the landlord, Tew respresented the seller, Providence Baptist Washington Partners LLC, in the leasing of Church, in the sale of a 2,000 SF of property at church building on 10 496A Garlington Road, AC of property at 2020 Greenville, to Pediatric Gibbs Shoals Road, Hair Solutions Inc. Greer, to Our Lady of La Vang Catholic Church/ LEE & ASSOCIATES The Catholic Diocese of ANNOUNCED: Charleston. Benji Smith and Josh Tew Deanna Hudgens represented the buyer, represented the landlord, Medical Consultants of Lwood Drive 289 LLC, in the Carolinas Inc., in the the leasing of 2,400 SF of purchase of an 8,290 property at 289 Lakewood SF medical building at Drive, Greenville, to 103 S. Venture Drive, Darrell Reid dba The Paint Greenville, from the estate Authority LLC. of Lauren B. Angstadt and Kevin Bentley represented Peter J. Karoly. the tenant, ROI Benji Smith Equipment LLC, in the represented the tenant, leasing of 2,646 SF of Comprehensive and property at 6003 Ponders Cosmetic Dental Studio Court, Greenville, from of Greenville P.A., in the Robert W. Bruce. leasing of a 2,350 SF Randall Bentley property at 644 N. Main represented the seller, St., Greenville. Holland Road LLC, Josh Tew represented the in the sale of a 1.28 tenant, The Art Cellar AC property at 1191 LLC, in the leasing of Holland Road, Mauldin, 5,489 SF of property to Meadows Holding at 233 N. Main St., Company. Greenville, from 233 Randall Bentley Greenville LLC. represented the landlord, Benji Smith represented BCM Associates 1 LTD, the landlord, Fischer LLC, in the leasing of 80,000 in the leasing of a 3,000 SF of property at 201 SF medical office space at Forrester Drive, Suite A-1, 420 The Parkway, Greer, Greenville, to Woodward to Upstate Dermatology FST Inc. P.A. Benji Smith represented the landlord, Washington GRIFFIN PROPERTY SOLUTIONS Partners LLC, in the ANNOUNCED: leasing of 3,000 SF Mark Griffin represented of property at 492 the tenant, Sky Insurance Garlington Road, Technologies, in the Greenville, to Kelly long-term office lease of Services Inc. 5,000 SF of office space Josh Tew and Caldwell at 18 Interchange Blvd., Johnston represented the landlords, Candi and Greenville. Gregory Weinstein, in the Mark Griffin represented the seller, Caisa IV and leasing of 1,950 SF of office space at 316 Prado Caissa V LLC, in the sale of a 4,500 SF office/ Way, Greenville, to The retail building and 0.35 Bachtel Group at Keller AC commercial lot at Williams. Josh Tew represented the 1714 Easley Bridge Road, landlord, Kairos Holdings Greenville, to Harris FLAGSHIP PROPERTIES ANNOUNCED:

Investment Holdings LLC. Mark Griffin represented the landlord, Juno-Sujin LLC, in the long term lease of 1,519 SF of retail space at The Gallaria at Woodruff retail center at the intersection of East Butler Road and Woodruff Road in Greenville to ATA Black Belt Attitude School. COLLIERS INTERNATIONAL ANNOUNCED:

Scott Burgess represented the landlord, Anderson Commons, in the lease renewal of 4,017 SF of retail space at 3320 N. Main St., Anderson, to Mattress Firm. Brantley Anderson and Taylor Allen represented the tenant, Faurecia Interior Systems Inc., in the leasing of 5,918 SF of office space at 84 Villa Road, Greenville. Brantley Anderson and Taylor Allen represented the landlord, US REIF ICP South Carolina LLC, in the leasing of restaurant space at Independence Corporate Park at 4 Independence Pointe, Greenville, to Fortunate Son II LLC. Givens Stewart and Scott Burgess represented the tenant, Fortunate Son II LLC, in the leasing of restaurant space at Independence Corporate Park at 4 Independence Pointe, Greenville. Brantley Anderson and Taylor Allen represented the landlord, Cryptomaria LLC, in the leasing of 3,000 SF of office space at 110 Hospital Drive, Simpsonville, to Amanda Bell Properties LLC. Richard Barrett represented the landlord, R&J Investments, in the leasing of 1,925 SF of flex space at 527 Brookshire Road, Greer, to Volke Consulting LTD. Richard Barrett represented the landlord, R&J Investments, in the leasing of 3,100 SF of flex space at 4 McDougall Court, Mauldin, to JMT Commercial/Donna Lynn Installations. Frank Hammond and Nick Reinhardt

07.29.2016

represented the seller in the disposition of Foothills Shopping Center, a 60,000 SF retail asset anchored by Family Dollar and Burkes Outlet in West Union to Perez and Leon LP. JENKS INC. REALTY ANNOUNCED:

Charlie Pellett represented the Jones family in the sale of 56.5 AC of property at 187 Trails End, Mountville, to the buyers, Charles and Connie Jacks. Jenks Patrick represented E. P. Coleman in the sale of 267 AC of timberland on Hollingsworth Road in Greenwood to the buyers, Cuffy Creek Land and Timber LLC. Jon Tomkins sold 12 AC of property with a pond on North Barton Road in Taylors for the Clements family to the buyers, Bradley and Lisa Baych. Claude Alexander represented Linda Wakefield and Alice Dickey in the sale of 39.3 AC of property on Asa Hall Road in Abbeville to the buyers, Josephine and Herbert Fedder. Tyler Visin and Jenks Patrick sold a 223 AC cattle farm for the Shults Family on River Road fronting the Saluda River in Greenville to Bad Company LLC. Doyle Peace represented the Alwards in the sale of 14 AC of property on Highway 8 in Pickens to the buyers, David and Ruth Taylor. Jenks Patrick represented Ross Stewart in the sale of 42 AC of property on New Harrison Bridge Road in Simpsonville to the buyers, Javier and Consuelo Gomez. Doyle Peace and John Stillwell sold 87 AC of property on Durbin Creek Road in Laurens for the Durham family to the buyer, Prudent Vision LLC.

07.29.2016

FOCUS ON COMMERCIAL REAL ESTATE

upstatebusinessjournal.com

| COVER | 21

CRE quarterly market reports Analysis derived from second quarter 2016 market reports supplied by CBRE, Colliers, NAI Earle Furman and Cushman & Wakefield | Thalhimer

Industrial

Office

SUMMARY:

Retail

SUMMARY:

Vacancy rates in the industrial market continue to remain low with net absorption totaling “positive 3,186,525 square feet in the second quarter,” says NAI Earle Furman. Colliers reported a drop in vacancy rates to 7.0 percent from 7.7 percent a year ago. Flex space continues to be in high demand with many tenants paying a premium for the few flex spaces available. Activity for the quarter was split with leasing and build-to-suit projects with multiple transactions and new development.

SUMMARY:

Demand in the office market continues to be healthy, especially in Greenville’s Central Business District. Colliers reports a vacancy for Class A space at the end of the second quarter of 16.6 percent, down from 17.3 percent in the first quarter of 2016. CBRE reports a “record low level of availability.” “The market is shifting in favor of landlords as demand continues and space is absorbed with limited new construction,” reports Cushman & Wakefield | Thalhimer.

OUTLOOK:

Companies moving into the market are expected to absorb speculative space currently under construction, but developers are hesitant to build additional speculative space right now. Politics, the presidential election and Brexit all play into uncertainty in the market. However, Greenville remains a “legitimate investment market,” reports CBRE. It is “among the 30 largest industrial markets in the country but is also the least expensive.”

OUTLOOK:

Investors are also interested in the Upstate’s office market. Low interest rates, high occupancy and rental rates are attractive to investors. With little product on the market or in the pipeline, expect to see asking rates continue to increase and vacancy decline.

2Q16

1Q16

4Q15

3Q15

2Q15

1Q15

West Spartanburg

14% 11% 8% 5% 2%

$13.58 $14.59

Haywood Road Historical Average=8.5%

Downtown Greenville Clemson Boulevard

2012

2013

2014

Source: Cushman Wakefield Thalheimer

8TH ANNUAL

$32.38

Woodruff Road

OVERALL VACANCY

Source: NAI Earle Furman

New projects such as Northpointe, Camperdown, The Montgomery Building in Spartanburg and others will provide new retail space and encourage regional and national tenants to enter or expand in the market.

Shop Space Average Asking Rental Rates (NNN) | Select Retail Submarkets

AVERAGE ASKING RENTAL RATES

$3.70 $3.65 $3.60 $3.55 $3.50 $3.45 $3.40 $3.35

New restaurants and grocery store chains continue to fuel the retail market. According to Colliers, the vacancy rate at the end of the second quarter was 9.7 percent, a drop from 11 percent at the end of the first quarter and well below the 12.8 percent reported a year ago.

2015

$13.00 $9.70

Q216 Source: Colliers International

PUTTING OUR BEST FOOD FORWARD

AUGUST 18-28

Local restaurateurs team up to offer you the chance to experience some of the area’s best cuisine at an appetizing price! Be sure to check www.greenvillejournal.com and social media for participating restaurants, menus, and more!

22 | SQUARE FEET |

SHERRY JACKSON | STAFF

FRONT ROW

UBJ

REAL ESTATE DEALS AND DEVELOPMENTS ACROSS THE REGION

sjackson@communityjournals.com |

07.29.2016

@SJackson_CJ

Greenville Planning Commission, July meeting

The agenda for the city of Greenville Planning Commission July meeting held a bevy of items, with a couple of annexations, some zoning changes and text amendment modifications. As the meeting got underway, one agenda item was removed. The commission determined that a final development plan for McBee Station should be discussed at a staff level, not an official meeting in accordance with city ordinance. ANNEXATION AND REZONING AT DOCTORS DRIVE This application is to annex 41.466 acres at the Cross Creek Medical Park at Doctors Drive and Park Creek Drive into the city and to rezone the property from O-D, Office District (County), to C-2, Local Commercial District (City). City staff said the change “cleans things up” and provides a single zoning district for that area. It also fits in with the future land use plan. Two residents of the nearby Chanticleer neighborhood spoke – not necessarily in opposition to the application, they said, but to ask questions. They asked if the C-2 zoning request was needed, as C-2 can contain

retail and that wouldn’t be a good use for the property, one of the women said. Parking was also a concern voiced, but the city explained that parking is based on use, not zoning, and the streets are private, therefore parking would need to be addressed with the property owner. The application was approved by the board unanimously, and it will go before City Council. 345 PELHAM ROAD This request is to rezone 1.68 acres at Pelham Road from OD, Office & Institutional District, to FRD, Flexible Review District. The plan is to develop a self-storage facility with some office space. City staff said the property has a long history with different projects that haven’t panned out. The property was annexed into the city several years ago and was designated as a Planned Development. A few years ago, the zoning was changed to OD. There was a lot of discussion from the board about whether the self-storage project actually fits the FRD description, as this is the first application they have reviewed since the new FRD went into effect. City staff said other zoning des-

ignations such as C-3 or S-1 wouldn’t work for the location and the FRD was the only one that makes sense. FRDs are supposed to “include exceptional design that preserves critical environmental resources; provides above-average open space or recreational amenities; [and] incorporates creative

M HA

Mt. Eustis Street future land use design in the layout,” said board member David Keller. He said the application doesn’t fit that criteria and was concerned the board would set a precedence. Other board members said the FRD allows the PC flexibility, not just developers. The application was approved, with Keller voting no. This application also goes on to City Council. MT. EUSTIS STREET This application was submitted by the city to zone 0.26 acres to RM-1, single-family and multifamily residential district. A right-ofway was abandoned and therefore no zoning is in place for a small sliver of property that sits on a hill overlooking Henry’s Smokehouse. The board agreed the zoning was

Pelham Road Self-Storage

appropriate for the neighborhood and approved the application. TEXT AMENDMENT FOR ACCESSORY AND USE STRUCTURES AND TO MODIFY PARKING CALCULATIONS FOR RESTAURANTS This is also an application submitted by the city to update DU PO the wording of the NT DR Land Management Ordinance. The PC reviewed this in the June meeting, but the city revised the wording to include bars and nightclubs in addition to restauM T EU rants in the parking ST IS ST section and updated the parking requirement to be a percentage calculation. The city also determined that a table in that section conflicts with building code regulations for accessible parking, so they want to remove that wording and just reference the building code. The application was approved unanimously, and out “of an abundance of caution” the city will re-notice this text amendment change for input before it heads to City Council. TEXT AMENDMENT TO FLOODPLAIN ORDINANCE This one is more of an administration update requesting the Floodplain Ordinance be changed to update reference to the Henderson Basin study date. This application was also unanimously approved.

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07.29.2016

upstatebusinessjournal.com

REAL ESTATE DEALS AND DEVELOPMENTS ACROSS THE REGION

| SQUARE FEET | 23

Augusta Street shopping center to get new look SHERRY JACKSON | STAFF

sjackson@communityjournals.com The shopping center at 2017 Augusta St. at the corner of Faris Road in Greenville, where Verizon Wireless, Moe’s Southwest Grill and other tenants are located, is about to get a facelift. Stone Property Management, who manages and owns the 20,000-square-foot retail center, is planning to make façade improvements such as replacing awnings, parapet extensions, burying power lines underground, an updated landscape plan and generally giving the outside of the shopping center better “aesthetic appeal.” The company is also planning to demolish two duplexes at the rear of the property to add additional parking. Another home at the rear will be converted to office space. A new patio area is planned for the rear of the

building along with upgraded rear entrances. The developer has held two neighborhood meetings so far to solicit feedback. As a result, plans have been updated to remove some of the parking in front of the center to provide more pedestrian connectivity on Augusta Street. Neighbors also voiced concerns about through traffic on McPherson Lane and have asked the city to consider a cul-de-sac. Currently, there are seven retail spaces with two vacant: one 1,992-square-foot space and a 6,284-square-foot space, which could be subdivided. Both will be on the market next month with rental rates around $30/PSF. Plans are still preliminary and need to go before the Planning Commission for the rezoning of the additional property in the rear, which is currently planned for the September PC meeting.

Conceptual site plan by ADC Engineering Specialists

Greer, Greenville apartment complexes on the market SHERRY JACKSON | STAFF

sjackson@communityjournals.com Holliday Fenoglio Fowler L.P. (HFF), a provider of commercial real estate and capital markets services, is handling the sale of an 11-property, 3,039-unit multi-housing portfolio located in several core markets across the United States, including two in the Upstate. The portfolio totals more than 3 million rentable square feet and en-

compasses garden-style and mid-rise communities with an overall occupancy rate in excess of 95 percent as of May 31, 2016. More than half of the assets were constructed between 2002 and 2010, and all have been institutionally maintained and operated since completion. The Upstate properties in the portfolio are: Legacy Crescent Park in Greer and Millennium Apartment Homes in Greenville. Also included are Watertower Apartments in Eden Prairie, Minn.;

Poplar Creek in Schaumburg, Ill.; Legacy at Martin’s Point in Lombard, Ill.; Lofts at the Highlands in St. Louis; Legacy at Valley Ranch in Irving, Texas; Crystal Park at Waterford in Frederick, Md.; The Residence at Waterstone in Pikesville, Md.; Legacy Grand at Concord in Concord, N.C.; and Wesley Village in Charlotte, N.C. HFF is marketing the offering on behalf of KBS Legacy Partners Apartment REIT Inc., a public, non-traded

real estate investment trust (REIT) sponsored by KBS Capital Advisors LLC (the REIT’s advisor) and affiliates of Legacy Partners Residential Realty LLC. The portfolio is being offered on a free-and-clear basis and may be purchased in its entirety, as a subset of pooled assets or individually and is led by executive managing director Matthew Lawton along with local HFF teams in the respective markets.

ONE SPACE REMAINING www.thalhimer.com 864 370 8155

Cushman & Wakefield | Thalhimer announces that CH Mueller, Inc. has leased 114,400 SF at 130 Caliber Ridge Drive in Greer, SC. This building is now 100% leased, and only one space remains in the park. Brian J. Young, CCIM, SIOR, Kacie Jackson, and Elliott Fayssoux of Cushman & Wakefield | Thalhimer handled the lease negotiations on behalf of the landlord, Liberty Property Trust. Driving client value by delivering the right real estate solution.

24 | INNOVATE |

MOVERS, SHAKERS AND DISRUP TORS SHAPING OUR FUTURE

UBJ

07.29.2016

Real-life business lessons from a real live business By DR. JAMES M. KOHLMEYER, PHD, CPA Assistant Professor of Accounting , Clemson University

Locals in Greenville enjoy all that downtown offers. Regular free concerts, free movie nights in Falls Park, and abundant shops, restaurants and bars are just a few fun things we enjoy. Yet the real gem, in my opinion, is the Greenville Health System Swamp Rabbit Trail. This paved trail allows us to be away from the hustle and bustle of downtown in just a couple of minutes. Cyclists, runners and walkers equally enjoy the exercise, scenery and feeling of being in the country in a matter of moments. Just a couple of miles from downtown on the trail is the increasingly popular Swamp Rabbit Café & Grocery. Opened on Labor Day weekend 2011 by owners Jac Oliver and Mary Walsh, the café has a loyal legion of fervent customers. These customers not only enjoy the emphasis on local produce, much of it organic, they come for the friendly, down-to-earth Southern-style service from its employees. One gets the sense that the employees really like working there and enjoy working with each other. As a customer and an accounting faculty member at Clemson University, I observed firsthand the op-

erations and how the employees relate to customers and each other. I also got to know the owners, Jac and Mary, as they get to know their customers by sitting with them from time to time. In April, I took my class of 27 Clemson MBA in Entrepreneurship & Innovation students in for a field trip to the Swamp Rabbit Café & Grocery. As part of their accounting course, I wanted my students to see a real live small business in action and meet the owners. They observed firsthand the operations of the store. One of the co-owners, Jac, graciously shared about 45 minutes of her time to tell us the story of the store. She discussed

The Swamp Rabbit Cafe & Grocery shows a small business in action.

reliability Y ou n e e d

integrity. and

07.29.2016

MOVERS, SHAKERS AND DISRUP TORS SHAPING OUR FUTURE

upstatebusinessjournal.com

| INNOVATE | 25

After starting simply, the Swamp Rabbit Cafe and Grocery has expanded and thrived in recent years. their inventory issues and other interesting issues affecting their development as a viable, successful business. She also answered many questions from the students. Jac told us that they started rather simply. They had a passion for local produce and sought to get to know local farmers and their practices. The store bakes their own bread and makes sandwiches fresh. In 2011, when they were preparing to open the store, a high school kid on his bike stopped in to see what was happening. This kid promptly became one of their first employees.

Since the owners did not want to take out a loan, they prudently bought their ovens off of Craigslist. By keeping capital expenditures low, they were able to stay afloat while the word of mouth spread about the store. Having a great location really helped, being right on the Swamp Rabbit Trail. Yet in the end, their success stems from offering a quality product, listening to their customers’ suggestions for products to carry, and developing strong relationships with customers and suppliers. My students told me that they were most appreciative of Jac’s honesty and candid comments and

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that they really enjoyed the experience and seeing a small business in action. Once the class and I returned to the Greenville ONE campus, we discussed their observations from the field trip. The next day students worked through my case study on Rebecca’s Coffee and Tea House, which paralleled their experience from the field trip. My case will be published later this year in the top accounting education journal, Issues in Accounting Education. Thank you, Swamp Rabbit Café & Grocery, for a great experience for all.

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26 | DIGITAL MAVEN |

UBJ

THE TECHNICAL SIDE OF BUSINESS

07.29.2016

Why can’t we let go of old workplace technology? By LAURA HAIGHT president, portfoliosc.com

PART 1 OF A 2-PART SERIES

Not everyone is excited when new technology hits the cloud. In fact, most of us would just as soon stick to something we know. That finding comes from a Pew Research Center study of technology adaptation released this month. Pew found that only 28 percent of adults in the U.S. consider themselves strong adapters to new technology, with a hefty 52 percent saying they feel more comfortable using technology that is familiar to them. That may help explain why the No. 1 desktop operating system in use globally is Windows 7 (circa October 2009) with 49 percent of the market. The closest competitors are Windows 10, albeit at a mere 19 percent of installs, and – wait for it – Windows XP, which still has 9.78 percent of the market despite the fact that it has been unsupported, unpatched and unprotected for more than two years. It shouldn’t be particularly surprising, then, that it is hard to make inroads in the office with new ways of working, managing data and protecting information. Email, document portability and validation are just three places where we cling irrationally to old and underwhelming tools. Tech startups launch new services and collaboration software nearly daily. Witness the ubiquitous TV ads showing engaged employees collaborating on tablets, smartphones and laptops with nary an email message in sight. But in many businesses that is often not the experience. And the big problem with collaboration is that it only really works if the whole team uses it. If team members insist on getting emails and attachments, collaboration breaks down. Eventually, the Slackers give up, beaten into submission by familiarity despite contempt.

5 TOP USES FOR EMAIL 76% - Exchanging docs 69% - Sending info to groups 61% - Improving communication across time zones 60% - Accountability 59% - Searching for info (filing/storage) Source: Harvard Business Review, 2013

And that has consequences that go far beyond the frustration of more adaptable employees. A Harvard Business Review survey in 2013 found that the No.1 function most people relied on email for was document sharing (76 percent). In addition to being the

one tool we can’t seem to live without, email is also the interstate highway system for hackers and cybercriminals. Hacking into anyone’s email at a reasonably sized business will reveal a motherlode of sensitive business information in the form of shared documents, business plans, conUSB technology has many security risks. tracts, sensitive employee information, diagrams, proposals, product testing results, you name it. If it’s important to your company and you The big problem with need to protect it, chances are it is sitting, unprotectcollaboration is that it ed and unencrypted, in someone’s email. only really works if the For some, the alternative to moving documents

Security: 68% of all healthcare data breaches come from lost or stolen devices.** Accuracy: 42% of employees say they use inaccurate data at least once a week.* Productivity: 57% have significant amounts of data in shadow databases that are not where they are supposed to be and not in sync.* *Accenture survey **BitGlass, 2014

by email is shuffling them around on flash drives. This legacy technology has many drawbacks: Drives – and the sensitive data they store – are easily lost, corrupted or hacked. In fact, at many more secure businesses, USB ports are disabled on company equipment and flash drives are not permitted. At others, however, the “sneakernet” method reigns. That facilitates a culture where creating “shadow” copies is accepted, often resulting in inaccurate, incomplete or conflicting copies of databases or documents in the hands of untold numbers of employees. Encryption capabilities are built into Windows and Mac operating systems (no, not XP), and most cloud services tout their encryption capabilities. However, the hype about encryption belies the reality: Not enough people or businesses use it. Sophos, an endpoint security company, released the results of its global survey on encryption in January 2016, including: highly sensitive information about employees from banking to health care is often not encrypted, one-third of companies’ own

whole team uses it. If team members insist on getting emails and attachments, collaboration breaks down. key financial information is never encrypted, and 84 percent of U.S. businesses have doubts about the security of data in the cloud, and yet only 39 percent take the step of encrypting data that they store there. And what about contracts, agreements, sales commitments and approvals? Despite 20 years of digital signatures and the mobile workforce, the multi-step process of approving a document that starts out electronic has remained maddeningly unchanged. Print. Sign. Scan. Email. Print. Sign. Scan. Email. Print. File. Repeat. That’s a laborious and time-consuming process that is neither legally required in most cases, nor particularly verifiable. Who is to say the scanned signature emailed back to you was actually signed by the named person? Digital signatures are verifiable, mobile and getting easier and easier to use. And yet, we cannot seem to shed them. Clinging to the familiar may be comfortable for some, but risky business for you, resulting in lost productivity, wasted expense, lack of security, and inaccuracies.

IN PART 2: HOW DO WE ENGAGE RECALCITRANT STAFF WITH NEW TECHNOLOGY?

07.29.2016

PLAY-BY-PLAY OF UPSTATE CAREERS

upstatebusinessjournal.com

HIRED

PROMOTED

HIRED

| ON THE MOVE | 27

HIRED

RICHARD RITZMAN

CHRISTIE ELLER

SKIP BREWER

HAILEY C. CROCKER

DARATH MACKIE

Named director of financial aid at Clemson University. Ritzman has more than 30 years of experience in the financial aid field, serving as the financial aid director at Saint Leo University, Embry-Riddle Aeronautical University and the University of Memphis. Ritzman succeeds Chuck Knepﬂe, who served as director since 2010.

Named marketing director at the Anderson Mall. Eller most recently served as the development coordinator for Anderson Interfaith Ministries and previously worked as the member relations manager for the Greenwood Chamber of Commerce. She is a founding coordinator with Community Career Connections in Anderson and serves on the Foothills Alliance board of directors.

Named vice president of construction with DillardJones Builders. Brewer has more than 18 years of experience in custom home building and is licensed for residential and commercial building. He is a past president of the Asheville Home Builders Association and a North Carolina Builder Institute Accredited Master Builder.

Named human resources administrator at Susan E. Crocker Inc. Human Resources Consultants. Crocker previously served as marketing product manager and event planner for ScanSource and is a graduate of the University of South Carolina with a degree in advertising.

Joined Lee and Associates as associate broker. Mackie has more than 20 years of experience in sales and business development. She most recently served as the director of business development for Cely Construction Company. Mackie is a past president of CREW Upstate and currently serves on the Urban Land Institute Upstate executive committee.

EDUCATION

VIP Liz Horton Named as senior vice president of operations with the Greenville Chamber of Commerce. Horton has over 14 years of chamber experience and most recently served as the executive director of the Kershaw County Chamber of Commerce and Visitors Center. She currently serves as a commissioner for the Olde English Distrcit Tourism Commission and is on the regional advisory board for Duke Energy Carolinas.

COMMUNITY The City of Mauldin’s community development department added Keira Kitchings as the cultural affairs coordinator. Kitchings most recently served as a meeting and conference planner at the American Culinary Federation of Jacksonville, Fla. She is a graduate of Winthrop University with a degree in inte-

Spartanburg Methodist College added the following six members to its board of trustees: Andrew Babb, Rev. Jerry Gadsden, Catherine Gramling, Derrick Huggins, Daryl Owings and Joseph “Carl” Gibson. The board also recently elected the following new officers for the 2016-2017 year: James Thompson, chair; Kathy McKinney, vice chair; and Ray Lattimore, secretary.

grated marketing and communication.

FINANCE

Upstate Forever added Scott Park as land trust director. Park’s experience includes spearheading a land acquisition and preservation program in South Florida. He is a graduate of Florida Atlantic University with a bachelor’s degree in biological science and a master’s degree in environmental science.

Wagner Wealth Management added Allison Holland as the firm’s director of client services. Holland has worked

MARKETING/PR

Jackson Marketing, Motorsports & Events promoted Mary Baugh from executive assistant to account coordinator, Charla Johnson from marketing office coordinator to executive AsITyour Re assistant and Jesse Qurollo from assists com technician to associate systems and network administrator. CORPOR

Having li years, V CONTRIBUTE: New hires, promotions & award winners may be you SA featured in On the Move. Send information and photos to onthemove@upstatebusinessjournal.com. TO

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in the finance industry since 2009 and has experience in banking and event planning. She is a graduate of Clemson University and currently serves as a volunteer for March of Dimes.

28 | NEW TO THE STREET |

UBJ

THE FRESHEST FACES ON THE BUSINESS LANDSCAPE

Open for business

07.29.2016

1. Carolina Medical Day Spa, a full-service medical spa at Carolina Plastic Surgery, recently opened at 100 E. Wood St., Suite 105, Spartanburg. For more information, visit cpsmedspa.com.

2. Hub City Scoops recently opened at 147 E. Main St., Spartanburg. For more information, visit facebook.com/hubcityscoops.

Photo provided

CONTRIBUTE: Know of a business opening soon? Email information to lgood@communityjournals.com.

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07.29.2016

upstatebusinessjournal.com

BUSINESS BRIEFS YOU CAN’ T MISS

Agfa HealthCare ranked ﬁrst as recommended vendor In a recently published review of health care imaging and technology vendors, peer60, a Utah-based research firm, found that health care executives named Agfa HealthCare, a medical diagnostic imaging center with a presence in Greenville, the number one most recommended image sharing vendor. The peer60 firm used its Research as a Service (RaaS) platform to conduct research among provider organizations across the country. The report, Medical Imaging Sharing 2016, published by peer60 in June, reflects the views of more than 350 health care providers. “We are honored by the recognition of Agfa HealthCare’s approach to image sharing,” said Lenny J. Reznik, VP of marketing, North America, Agfa HealthCare. “Combining our deep clinical experience with our IT know-how, we strive to provide innovative tools that healthcare providers need every day to deliver patient-centric care. This award is recognition of that ongoing strategy.”

Financial planning ﬁrm launches in Greenville Foster Victor Wealth Advisors, a new independent financial planning firm led by wealth advisors Paul Foster and Rob Victor, has launched operations in Greenville. In addition to offering clients comprehensive financial planning strategies and investment services, the firm focuses on estate planning, educational financ-

| THE FINE PRINT | 29

ing strategies, insurance products and business succession planning. “At Foster Victor Wealth Advisors, we designed each element of our firm to enhance the client experience,” Victor said. “One such example is our newly implemented ‘client vault.’ Clients can now access their private investment information and important documents, such as personal wills, using their mobile devices, while knowing that their information is secure and easily accessible. We set out to raise the bar for wealth management, and we’re delivering on that commitment every day.”

CRE workshop for small business owners planned The Greenville Small Business Development Center (SBDC) will be hosting a two-hour Fundamentals of Commercial Real Estate workshop that will focus on what small business owners need to know about commercial real estate on Friday, Aug. 5. The workshop will begin with a presentation led by Robert Benedict, director of the master’s in real estate development program. There will also be a panel discussion featuring experts in commercial construction and leasing. A representative from the City of Greenville and a small-business owner will participate in the panel discussion. The workshop will be held at the Greenville SBDC offices at 1 N. Main St., Greenville, on Friday, Aug. 5 from 10 a.m.-12 p.m. The event is sponsored by Provident Business Financial Services, a Columbia-based Certified Development Corporation specializing in SBA lending, loan structuring, consulting, and placement services. The workshop is offered for an investment of $20 and online registration is required. For more information, contact the Clemson University SBDC by email at clemsonsbdc@clemson.edu or call 864-370-1545.

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30 | #TRENDING |

UBJ

INFORMATION YOU WANT TO KNOW

OVERHEARD @ THE WATERCOOLER RE: FIRST LOOK: CANTINA 76

JULY 22, 2016

| VOL. 5 ISSUE 30

> Destiny White “Yessss!!!! Buffalo chicken soft tacos!!”

ME GA ANGER CH

> Mark B. Kent “Truly, their food is awesome! This is a great pick up for downtown. If there is such a thing as gourmet Mexican, this is it!” > Blair Rabun “Tacos are life.”

has his way, r Beau Welling If course designe will be about more than golf your next golf game

DIGITAL FLIPBOOK ARCHIVE >> The layout of print meets the convenience of the Web. Flip through the digital editions of any of our print issues, and see them all in one place. >> upstatebusinessjournal. com/past-issues

>> WEIGH IN @ THE UBJ EXCHANGE Got something to offer? Get it off your chest.

> Ashley Persons Hibbitts “I grew up with Jeb, one of the partners! Great guy!”

RE: GREENVILLE’S BREAKWATER RESTAURANT & BAR CLOSING

07.29.2016

BIZ BUZZ

Distilled commentary from UBJ readers

> Hilton Greenville “We are very excited to welcome Cantina 76!”

We’re looking for expert guest bloggers from all industries to contribute to the UBJ Exchange. Send posts or blog ideas to dcar@communityjournals.com.

The top 5 stories from the past week ranked by shareability score

>> 562 1. Chamber announces Leadership Greenville’s 43rd class

>> 230 2. For course designer Beau Welling, the game is just a starting point for more human connections

>> 213 3. Shirts getting real: Greenville T-shirt designers Beautiful Demise are in center court

>> 156 4. First look: Cantina 76

> Melissa Nicole “Sad! So many good memories in there!”

RE: FOR COURSE DESIGNER BEAU WELLING, THE GAME IS JUST A STARTING POINT FOR MORE HUMAN CONNECTIONS

> Cathy Riordan Howard “I dislike this!” > Tiffany Santagati-Simpson “I am a little devastated… but am managing.”

> Kae Lankford Jehle “Great article, Beau. I better understand your vision now.”

>> 97 5. Michelin manager pleads guilty to wire fraud, faces up to 20 years in prison

>> CONNECT WITH US We’re great at networking.

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The Upstate’s premier land brokerage • Timberland • Recreational tracts • Commercial & development land • Mountain estate tracts • 15 agents licensed in NC, SC, and GA Call 864-631-2770 if you have land you would like us to help you sell.

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Check out our interactive website! www.JIRLand.com

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UPSTATEBUSINESSJOURNAL.COM

07.29.2016

upstatebusinessjournal.com

DATE Thursday

7/29 Friday

8/5 Tuesday

8/16 Tuesday

8/18 Tuesday

9/13

EVENTS YOU SHOULD HAVE ON YOUR CALENDAR

| PLANNER | 31

EVENT INFO

WHERE DO I GO?

HOW DO I GO?

Greenville Chamber Greenville Women at Work: Breakfast Empowerment Session

Hilton Greenville 45 W. Orchard Park, Greenville 7:45–9:30 a.m.

Cost: $25 investors $35 non-investors Register: bit.ly/gwaw-july2016

Clemson University Mini MBA: Leading and Motivating Part of the Mini MBA Certiﬁcate Program sessions dedicated to help business professionals improve their skills

Clemson One Building 1 N. Main Street, 7th Floor, Greenville 8:30 a.m.-4 p.m.

Cost: $500 Register: thinkclemson.com/events/ mini_mba_program

Piedmont SCORE Basic Small-Business Start-Up workshop

Greenville Technical College Barton Campus 506 S. Pleasantburg Drive, Greenville 6–8 p.m.

Cost: Free Register: bit.ly/bsbs-aug2016

GSHRM Annual Human Resource Management Conference Evolve, Engage, Empower: Developing Authentic Leaders for the Future

Hyatt Regency Greenville 220 N. Main St., Greenville 7:30 a.m.–5 p.m.

More info: bit.ly/hr-aug2016

Ten at the Top Upstate Regional Summit: Creating Leading Region

TD Convention Center 1 Exposition Drive, Greenville 7:45 a.m.-1:30 p.m.

More info: bit.ly/tattusummit-2016

CONTRIBUTE: Got a hot date? Submit event information for consideration to events@upstatebusinessjournal.com. ART & PRODUCTION

IN THIS WEEK’S ISSUE OF UBJ? WANT A COPY FOR YOUR LOBBY?

VISUAL DIRECTOR

AUGUST 19 THE CAREERS ISSUE Finding – and keeping – the right job.

Will Crooks 1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

PRESIDENT/CEO

Mark B. Johnston mjohnston@communityjournals.com

UBJ PUBLISHER

Ryan L. Johnston rjohnston@communityjournals.com

EDITOR-IN-CHIEF

Jerry Salley jsalley@communityjournals.com

ASSOCIATE EDITOR

Emily Pietras epietras@communityjournals.com

STAFF WRITERS

LAYOUT

UBJ milestone

UBJ milestone jackson Marketing Group’s 25 Years 1988 Jackson Dawson opens in Greenville at Downtown Airport

Bo Leslie | Tammy Smith

1988

with a majority of them utilizing the general aviation airport as a “corporate gateway to the city.” In 1997, Jackson and his son, Darrell, launched Jackson Motorsports Group. The new division was designed to sell race tires and go to racetracks to sell and mount the tires. Darrell Jackson now serves as president of the motorsports group and Larry Jackson has two other children and a son-in-law who work there. Jackson said all his children started at the bottom and “earned their way up.” Jackson kept the Jackson-Dawson branches in Detroit and others in Los Angeles and New York until he sold his portion of that partnership in 2009 as part of his estate planning. The company now operates a small office in Charlotte, but its main headquarters are in Greenville in a large office space off Woodruff Road, complete with a vision gallery that displays local artwork and an auditorium Jackson makes available for non-profit use. The Motorsports Group is housed in an additional 26,000 square feet building just down the street, and the agency is currently looking for another 20,000 square feet. Jackson said JMG has expanded into other verticals such as financial, healthcare, manufacturing and pro-bono work, but still has a strong focus on the auto industry and transportation. It’s

OPERATIONS Holly Hardin

ADVERTISING DESIGN Kristy Adair | Michael Allen

1997 Jackson Dawson launches motorsports Division 1993

1990 Jackson Dawson

acquires therapon marketing Group and moves to Piedmont office Center on Villa.

Chairman larry Jackson, Jackson marketing Group. Photos by Greg Beckner / Staff

Jackson Marketing Group celebrates 25 years By sherry Jackson | staff | sjackson@communityjournals.com

Solve. Serve. Grow. Those three words summarize Jackson Marketing Group’s guiding principles, and according to owner Larry Jackson, form the motivation that has kept the firm thriving for the past 25 years.

Jackson graduated from Bob Jones University with a degree in video and film production and started his 41-year career in the communications industry with the U.S. Army’s Public Information Office. He served during

Vietnam, where he said he was “luckily” stationed in the middle of Texas at Fort Hood. He left the service and went to work in public affairs and motorsports at Ford Motor Company in Detroit. After a stint at Bell and Howell, where he was responsible for managing Ford’s dealer marketing and training, the entrepreneurial bug hit and he co-founded Jackson-Dawson Marketing Communications, a company specializing in dealer training and product launches for the auto industry in 1980. In 1987, Jackson wanted to move back south and thought Greenville would be a good fit. An avid pilot, he

learned of an opportunity to purchase Cornerstone Aviation, a fixed base operation (FBO) that served as a service station for the Greenville Downtown Airport, providing fuel, maintenance and storage. In fact, when he started the Greenville office of what is now Jackson Marketing Group (JMG) in 1988, the offices were housed on the second floor in an airport hangar. “Clients would get distracted by the airplanes in the hangars and we’d have to corral them to get back upstairs to the meeting,” Jackson said. Jackson sold the FBO in 1993, but says it was a great way to get to know Greenville’s fathers and leaders

2003 motorsports Division acquires an additional 26,000 sq. ft. of warehouse space

1998 1998 Jackson Dawson moves to task industrial Court

also one of the few marketing companies in South Carolina to handle all aspects of a project in-house, with four suites handling video production, copywriting, media and research and web design. Clients include heavyweights such as BMW, Bob Jones University, the Peace Center, Michelin and Sage Automotive. Recent projects have included an interactive mobile application for Milliken’s arboretum and 600-acre Spartanburg campus and a marketing campaign for the 2013 Big League World Series. “In my opinion, our greatest single achievement is the longevity of our client relationships,” said Darrell Jackson. “Our first client from back in 1988 is still a client today. I can count on one hand the number of clients who have gone elsewhere in the past decade.” Larry Jackson says his Christian faith and belief in service to others, coupled with business values rooted in solving clients’ problems, have kept

2009 Jackson Dawson changes name to Jackson marketing Group when larry sells his partnership in Detroit and lA 2003

2009-2012 Jackson marketing Group named a top BtoB agency by BtoB magazine 4 years running

him going and growing his business over the years. He is passionate about giving back and outreach to non-prof non-profits. The company was recently awarded the Community Foundation Spirit Award. The company reaffirmed its commitment to serving the community last week by celebrating its 25th anniversary with a birthday party and a 25-hour Serve-A-Thon partnership with Hands on Greenville and Habitat for Humanity. JMG’s 103 full-time employees worked in shifts around the clock on October 22 and 23 to help construct a house for a deserving family. As Jackson inches towards retirement, he says he hasn’t quite figured out his succession plan yet, but sees the companies staying under the same umbrella. He wants to continue to strategically grow the business. “From the beginning, my father has taught me that this business is all about our people – both our clients and our associates,” said his son, Darrell. “We have created a focus and a culture that strives to solve problems, serve people and grow careers.” Darrell Jackson said he wants to “continue helping lead a culture where we solve, serve and grow. If we are successful, we will continue to grow towards our ultimate goal of becoming the leading integrated marketing communications brand in the Southeast.”

2011 Jackson marketing Group/Jackson motorsports Group employee base reaches 100 people

2008 2012 Jackson marketing Group recognized by Community Foundation with Creative spirit Award

pro-bono/non-proFit / Clients lients American Red Cross of Western Carolinas Metropolitan Arts Council Artisphere Big League World Series The Wilds Advance SC South Carolina Charities, Inc. Aloft Hidden Treasure Christian School

CoMMUnitY nit inVolVeMent nitY in olV inV olVe VeMent & boarD positions lArry JACkson (ChAirmAn): Bob Jones University Board chairman, The Wilds Christian Camp and Conference Center board member, Gospel Fellowship Association board member, Past Greenville Area Development Corporation board member, Past Chamber of Commerce Headquarters Recruiting Committee member, Past Greenville Tech Foundation board member

SEPTEMBER 16 THE DESIGN ISSUE Designing, crafting and making locally.

David Jones (Vice President Client services, Chief marketing officer): Hands on Greenville board chairman mike Zeller (Vice President, Brand marketing): Artisphere Board,

Metropolitan Arts Council Board, American Red Cross Board, Greenville Tech Foundation Board, South Carolina Chamber Board

eric Jackson (Jackson motorsports Group sales specialist): Salvation Army Boys & Girls Club Advisory Board

November 1, 2013 Upstate bUsiness joUrnal 21

20 Upstate bUsiness joUrnal November 1, 2013

AS SEEN IN

NOVEMBER 1, 2013

CLIENT SERVICES Anita Harley | Jane Rogers

EXECUTIVE ASSISTANT Kristi Fortner

HOW TO CONTRIBUTE STORY IDEAS:

Order a reprint today, PDFs available for $25. For more information, contact Anita Harley 864.679.1205 or aharley@communityjournals.com

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NEW HIRES, PROMOTIONS, AND AWARDS:

DIGITAL OPERATIONS MANAGER

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MARKETING & ADVERTISING SALES REPRESENTATIVES Nicole Greer, Jenny Hall, Donna Johnston, Annie Langston, Lindsay Oehmen, Emily Yepes

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UBJ welcomes expert commentary from business leaders on timely news topics related to their specialties. Guest columns run 700-800 words. Contact Editor-in-Chief Jerry Salley at jsalley@communityjournals.com to submit an article for consideration.

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OCTOBER 14 THE HOME BUSINESS ISSUE When your boss is the person in the mirror. Got any thoughts? Care to contribute? Let us know at ideas@ upstatebusinessjournal.com.

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