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UPSTATE BUSINESS JOURNAL FEBRUARY 9, 2018 | VOL. 7 ISSUE 6
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VOLUME 7, ISSUE 6 Featured this issue: The arts: an overlooked economic asset.....................................................................7 Avoiding fraud and theft during tax season.......................................................... 23 Takeaway: Ten at the Top Culture Counts Regional Forum............................ 24
According to a recently completed economic impact study commissioned by the S.C. Arts Commission, the arts in South Carolina result in an annual economic impact of $9.7 billion and about 115,00 jobs. Across the state, the arts are economic drivers, career outlets, and city revenue boosters. Read more about the value of the arts on Page 7. Photo by Will Crooks/Greenville Journal
“I describe it as a mix between bowling and darts.”
Charlotte, N.C.-based Foxcroft Wine Co. has inked a deal for the former Brazwells Premium Pub location at 631 S. Main St., Greenville.
Jake Jensen, Page 6
“Retail is changing but is certainly not going away.” Grayson Burgess, Page 16
UBJ | 2.9.2018
Word has it the Foxcroft owners may also be looking for a spot for their members-only cocktail bar Dot Dot Dot.
On the stock market “It feels like a typical, garden-variety correction.” Mark Zandi, chief economist for Moody’s Analytics, on the immediate impact of the Dow dropping 1,175 points on Monday, Feb. 5 – the largest single-day drop in history.
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HenHouse Party at the Silo Owners of Spartanburg’s HenHouse Brunch will join The Silo at RJ Rockers TREVOR ANDERSON | STAFF
email@example.com Two restaurateurs will bring their skills to a larger stage in downtown Spartanburg. RJ Rockers Brewing Co. announced Tuesday, Jan. 30, it has joined forces with Malcolm and Lexie Garrison, owners of HenHouse Brunch at 201 Wall St., Suite D, in downtown Spartanburg. The Garrisons will shutter their restaurant and take the reins of the breakfast and lunch operations of The Silo, a new dining concept housed within RJ Rockers that was scheduled to open at 3 p.m. on Wednesday, Feb. 7. “After a long day of cooking for a private event, I joked with them that they should just move HenHouse on over to The Silo so we could wash dishes together more often and they could have more room to spread their wings,” McDonough added. “Well, here we are. Their ideas marry so well with mine, and I look forward to sprinkling a little brewery flair into their amazing food.” The Garrisons opened HenHouse Brunch on the ground floor of Spartanburg developer Royce Camp’s Wall Street Building in November 2016, taking over the 780-square-foot, 16-seat space originally occupied by Baguette & Co. Camp said Tuesday he was aware of the couple’s decision and said there are already a few other tenants interested in the space. He said he is optimistic the space will
be leased soon. “You open a business with the hopes of watching it grow, and that’s exactly what happened to us,” Lexie Garrison said in a statement. “We are grateful for the tremendous support, and it was clear that our current location couldn’t keep up. The opportunity to join The Silo at RJ Rockers came together naturally, and this decision allows us to better serve our loyal customers.” RJ Rockers said the Garrisons will build The Silo’s breakfast and brunch menu “using their own signature culinary style while keeping RJ Rockers beer and the feel of The Silo in the forefront.” Malcolm Garrison, a 22-year veteran of the restaurant industry who previously served as the executive chef of the Greenville Marriott, said the move would triple the couple’s current capacity. RJ Rockers unveiled The Silo in September as the inspiration behind a $1 million expansion of the brewery. The investment carved out 3,800 square feet of existing space for the 100-seat restaurant. “We couldn’t be happier to welcome Malcolm and Lexie to the RJ Rockers team,” said John Bauknight, owner of RJ Rockers, in a statement. “Their approach to food aligns with ours, and we are thrilled to bring their expertise to The Silo at RJ Rockers.” The Silo will serve a variety of beer-inspired dishes from 3-10 p.m. Tuesday through Friday and from 11 a.m.-10 p.m. on Saturday.
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Aim Carefully Craft Axe Throwing to open this spring in Hampton Station Photo provided
ARIEL TURNER | STAFF
email@example.com Like throwing darts? How about axe throwing? Yes, that’s a real thing, and it’s coming to Greenville this spring. Craft Axe Throwing has signed a lease for the roughly 3,000-square-foot space to the right of Due South Coffee Roasters at Hampton Station, 1320 Hampton Ave., Unit 5A. This is the first of half a dozen planned locations around the Midwest and Colorado for owners Joel Johnson and Jake Jensen. Jensen says they are shooting for a March 1 opening. Johnson, who lives in Lincoln, Neb., and Jensen, who moved to Greenville last year, own several Escape Rooms in the markets in which they plan to open Craft Axe Throwing, including Greenville Escape Room, 319 Garlington Road, Suite A-5. Jensen says the two are drawn to the concept of experience-driven entertainment that brings friends and family together, and this trendy concept that has migrated south along the East Coast from Canada seemed like a perfect fit for Greenville. Jensen says when he moved here to open Greenville Escape Room, he wasn’t planning to open Craft Axe Throwing in this market until he saw Hampton Station. “The location, overall atmosphere, and overall look and feel, it was exactly what we wanted,” he says. So what exactly is axe throwing? “I describe it as a mix between bowling and
darts,” Jensen says. Participants will stand at the end of a 16-foot lane and attempt to throw their 12- to 17-inch axe, weighing about 1 pound, 12 feet to a target at the end. The blades are 3 to 4 inches long, and they are sharp. The closer the axe lands to the bull’s-eye, the more points are earned, just like darts. Like bowling, the lanes are available for hourly rental — $20 per person — for up to four people per lane. The Greenville location will have 10 lanes and will be available for
special events and corporate retreats. Regarding the safety of the activity, Jensen says another axe-throwing location boasts no accidents in the year it’s been open, and he’s confident Greenville Craft Axe Throwing can achieve that as well. All events will be staffed by trained instructors to help participants. Planned hours of operation are Wednesday and Thursday, 4-9 p.m.; Friday and Saturday, noon-11 p.m.; and Sunday, 2-8 p.m.
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UBJ | 2.9.2018
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The Value of the Arts Across South Carolina and the Upstate, the arts not only provide a cultural outlet; they are a key driver of economic development JORDANA MEGONIGAL | CONTRIBUTOR
When we think of the industry clusters that make our state tick, there are a few that come to mind easily. Aerospace, automotive manufacturing, and life science industries all get plenty of notice for their influence in South Carolina. But arts, as an industry, is not usually part of the economic discussion. Maybe it’s because the category — what is and is not included as “arts” — is hard to fully define. Maybe it’s because in our minds, we tend to compartmentalize the arts as something we do outside of economic development, instead of something that is actually moving the needle in South Carolina’s economy. In reality, the arts play a major part across the state — and in the Upstate as well — as economic drivers, career outlets, and city revenue boosters. In fact, according to the recently completed economic impact study commissioned by the S.C. Arts Commission, the arts in South Carolina — which, in this study, includes everything from nonprofit organizations, to museums and theaters, to “creative careers” like architecture and creative design — result in an annual economic impact of $9.7 billion, and about 115,000 jobs. That’s no small number; in comparison, the mid-2017 economic impact study commissioned by SC Bio and the SC Research Authority for South Carolina’s life sciences industry revealed an only slightly larger $11.4 billion impact across the state. For GP McLeer, executive director of the S.C. Arts Alliance (which just so happens to be physically located in the Upstate), the study simply confirms something they’ve known for a long time: The arts mean big business.
GROWTH ENGINE “I think it’s easy to tell that the arts have been an engine of growth for a long time,” McLeer says. “In larger cities like Greenville, Spartanburg, or Anderson, the arts have been an integrated part of their growth on purpose. Those cultural hubs have been key in creating a sense of identity and innovation and highlighting
different needs and cultures within the area. In the smaller communities, they use arts as tools for economic development, too. The arts are a big part of the engine that communities are using to make themselves better.” In the Upstate, there are a few city-specific indicators of what the arts mean to the economy. As one example, Artisphere, which has been a staple of the Upstate and most specifically, Greenville, for 13 years, results in huge numbers of visitors, a large quantity of artists, and an annually increasing amount of dollars. In 2017, the weekend-long event brought together 135 artists of all types, attracted an attendance base of more than 99,000 people, and resulted in a direct economic impact of more than $6.6 million. And while that’s good news for the city, it’s even better news for the participating artists, who reported sales of $1.2 million. On a larger scale, the Metropolitan Arts Council, a local arts education organization, puts the total annual economic impact of the arts at more than $205 million in Greenville County. Up the interstate, Spartanburg houses institutions such as the Chapman Cultural Center and the West Main Artists Co-Op. Instead of bronze statues of famous locals, as can be found in Greenville, the streets downtown are sprinkled with stylized light bulbs and various other pieces. The city, in a 2016 Arts and Economic Prosperity study produced by Americans for the Arts, showed $32 million in economic activity in the county — $21.4 million of that by nonprofit organizations and other institutions, and the other $10.7 million in event-related spending. But the larger Upstate cities aren’t the only ones seeing major turnarounds due to their focus on arts. Smaller cities like Mauldin, Simpsonville, and Greenwood all place a big focus on the arts in both tourism and economic development pitches and are becoming well known for being centers of influence for the arts themselves. In many cases, this focus grows out of a city-owned
or operated Arts Center, in which the local government makes both physical and financial investment in the arts in the hopes that it will draw both visitors and new citizens.
THE ART ECONOMY While much of the focus in the arts conversation remains on visitors and tourism, the reality is that business growth is a large part of the conversation, as well. “When Esurance was here talking about their relocation, their interest was about the arts center and how their employees would have an outlet for creativity outside of the workplace,” McLeer says. “It’s a quality-of-life concern. That’s just one more example of why the arts need a seat at the economic development table.” Fortunately, it seems to be catching on. In January, local economic development organization Ten at the Top unveiled their newest tool, an online map that shows the location of more than 1,300 arts and cultural events and organizations within the 10-county area, with more expected to be discovered, vetted, and added to the map in the near future. There’s one more thing to consider, when looking at the true impact the arts have on the Upstate’s economy: federal and state funding to keep our cities thriving. “The Upstate is one of the main hubs for state arts funding,” McLeer says. “The grants are there, and they are helping out a lot. Keep in mind that nonprofits make up a large chunk of our arts communities, and grants are needed to support that work. An art center having an art opening is not for their own benefit; it’s for the community to be exposed, to provide new perspectives on issues.” After all, he adds, keeping the arts active in our communities benefits us all. “They are public bodies, and fortunately, they see the value in adding that to our lives.”
2.9.2018 | upstatebusinessjournal.com
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Let’s Taco Bout It Burrito Hub will bring modern Mexican fare to downtown Spartanburg’s dining scene TREVOR ANDERSON | STAFF
firstname.lastname@example.org A new fast-casual Mexican restaurant is headed for downtown Spartanburg. Greenville businessman Hugo Montanez has leased the 1,800-square-foot space that formerly housed McClellan’s Urban Eatery/Pierre’s at 253 Magnolia St., where he plans to open his concept Burrito Hub by late spring or early summer. Montanez said the restaurant is inspired by his heritage and newfound admiration of the “Hub City.” His modern take on authentic Mexican fare aims to give diners delicious, affordable dishes featuring innovative flavors and fresh ingredients. “I’m really excited about it,” said Montanez, 37, who was born in Mexico City and grew up in Cancun. “We are going to do some things here
that no one else is doing. Downtown Spartanburg is growing, and I am very happy to be a part of it.” Montanez said he is still finalizing his menu, but he anticipates offering a range of options through a few basic components, including tacos, burritos, quesadillas, and salads. “I’m planning on having avocado rice, rice with cilantro and lime,” he said. “The focus will be on freshness and authenticity. We’re not going to have a very big cooler or freezer.” Montanez described it as “kind of like Chipotle, but with a hipster twist.” He said he plans to do some renovation of the building and will create several jobs. Montanez said the restaurant will have a contemporary, industrial feel.
Hugo Montanez. Photo by Trevor Anderson
“I’m so excited for Hugo,” said Ryan Robertson, a restaurant specialist with SVN Blackstream who represented Montanez in the lease transaction. “I really think he’s going to bring some energy to that corridor between VCOM [The Edward Via College of Osteopathic Medicine’s Carolinas Campus], the city’s north side, and downtown,” said Robertson, who lives in Greenville, but is originally from Spartanburg. “It’s in close proximity to Wofford College, the Spartanburg Marriott, and a range of law offices surrounding
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the existing courthouse. I think it’s a great win for Spartanburg.” Spartanburg businessman Sander Morrison owns the building that will house Burrito Hub. Morrison also owns the old Magnolia St. Pub building next door. “We are absolutely thrilled to have Hugo here,” said Tim Satterfield, vice president and broker-in-charge of Coldwell Banker Commercial Caine in Spartanburg, who represented Morrison in the transaction. “He has a great concept that is going to be unlike anything we have in
downtown. We welcome him to Spartanburg.” He said he considered sites in Greenville, but those deals never materialized and he ultimately chose Spartanburg. “I believe things happen for a reason,” Montanez said. “There is still room for growth here in Spartanburg. That’s what I really like about it. There’s a lot of energy.” Montanez said he isn’t counting his chickens just yet, but he hopes to open more locations in the near future.
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S.C. Automotive Summit to feature autonomous vehicles, regional insights More than 300 decision makers from across the auto industry are expected to meet in the Upstate this month to discuss new research, manufacturing, business practices, and more. The seventh annual South Carolina Automotive Summit, which kicks off Feb. 28 at the Hyatt Regency in Greenville, will include keynote presentations, panel discussions, technology demonstrations, and breakout sessions hosted by top executives and industry experts. Keynote speakers include Gary Silberg, partner and national automotive sector leader for KPMG, and Knudt Flor, president and CEO of BMW Manufacturing Co. S.C. Secretary of Commerce Bobby Hitt is also scheduled to speak, along with educators, researchers, consultants, and representatives of the Belgian automotive industry. Speakers will discuss global trends, regional highlights, autonomous driving, smart cities and factories, deep machine
learning, manufacturing innovation, logistics modeling, the future of mobility, and various other topics. Birgit Matthiesen, a trade policy director at law firm Arent Fox in Washington, D.C., and Ann Wilson, a government affairs expert for the Motor & Equipment Manufacturers Association, are also expected to provide North American Free Trade Agreement (NAFTA) policy updates. The three-day conference, which marks the end of South Carolina Auto Week, comes at a time when the state’s auto industry is booming. The automotive sector has an annual economic impact in the state of more than $27 billion, according to the S.C. Department of Commerce, which reports 158,000 people in the state are employed in the automotive sector. The state is No. 1 in export sales of tires and completed passenger vehicles. The automotive summit is hosted by the S.C. Automotive Council and S.C. Manufacturers Alliance. – Andrew Moore
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BMW Manufacturing Co. announces expansion of its Scholars program BMW Manufacturing Co. will grow its talent pipeline. The Spartanburg County-based automaker announced Wednesday, Jan. 31, it plans to expand its BMW Scholars program by doubling the number of apprentices to 200 and adding Piedmont Technical College of Greenwood as its fourth education partner. “Technology is constantly changing in the automotive industry,” said Knudt Flor, president and CEO of BMW Manufacturing Co., in a statement. “Now more than ever, we must invest in highly skilled workers who can solve problems. Investing in BMW Scholars allows us to develop a pool of talented men and women who will help sustain the future of BMW.” BMW launched the program in 2011 in partnership with Spartanburg Community College, Greenville Technical College, and TriCounty Technical College. The two-year program was initially set up to enroll 35 students per year.
BMW expanded that number to 100 in 2016. Since its inception, the program has produced six graduating classes with 138 scholars. Each scholar has been offered full-time employment at the plant, BMW said. The program enables students to attend class full time and work at the plant near Greer for 20 to 25 hours per week. BMW covers the cost of tuition and books, provides health care benefits, and pays students for their work at the plant. “Working with our education partners we are able to build the skilled workforce that BMW needs,” said Ryan Childers, department manager for talent programs at BMW, in a statement. “Ten or more years ago, you might have a mechanic, an electrician, and a robotics person all employed in a manufacturing environment. Now we need all those skills in one person. With advanced manufacturing and the new economy, that’s what the market demands.”
Persons interested in the BMW Scholars program are asked to apply via one of the four education partners: • Spartanburg Community College: Jennifer Little, 864-592-4808, email@example.com • Greenville Technical College: Susan Gasque, 864-250-8105, firstname.lastname@example.org • Tri-County Technical College: Cheryl Garrison, 864-646-1573, email@example.com • Piedmont Technical College: Chris Lipp, 864682-3702, firstname.lastname@example.org; Charles Dixon, 864-941-8656, email@example.com BMW said students must study in one of a few specific areas, including “automotive technology, robotics/mechatronics/industrial maintenance, mechanical or electrical engineering, logistics/ supply chain management, production associate technology, or other related manufacturing fields.” Students must maintain a minimum grade point average of 2.8 while in the program, the company said. –Trevor Anderson
Greenville to host annual ULI Carolinas’ Meeting
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ULI South Carolina, ULI Charlotte, and ULI Triangle will be hosting the annual ULI Carolinas’ Meeting in Greenville this year on Feb. 12-13 at the Hyatt Regency. Urban Land Institute (ULI) is an international nonprofit research and education organization with offices around the world. Its stated mission is “to provide leadership in the responsible use of land and in creating and sustaining thriving communities worldwide.” The meeting in Greenville will bring together more than 600 real estate development professionals to network and learn from nationally recognized speakers and each other. Local member of 36 years, Phil Hughes of Hughes Investments, was instrumental in bringing the meeting to Greenville. “We try to have a meeting in the Carolinas each year, and we have done Charleston, Charlotte, and
the Triangle. I have been pushing for Greenville for a long time, so we are happy it’s finally here,” Hughes says. “It wouldn’t be here if there weren’t a lot of big things happening in Greenville. I think it will be very beneficial for the city, as well as ULI. “It’s incredible what Greenville has done to make downtown into a dynamic, festive, and walkable community. Many people in the Carolinas don’t know Greenville the way that we do,” he adds. The theme of this year’s meeting is “Leading the Region Forward,” which will focus on building the regional economy, sustaining success, and collaborating across disciplines. The meeting is open to both members and nonmembers. For more information on the 2018 Carolinas’ Meeting, or to register, visit www.carolinas.uli. org. -Sara Pearce
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Spartanburg Young Professionals announces inaugural winners of The YPs Spartanburg Young Professionals (SYP) on Wednesday, Jan. 31, announced the winners of its inaugural annual awards program The YPs. SYP launched the initiative in November, creating a way for the community to honor individuals ages 21 through 40 who are making a positive impact on Spartanburg through work or service across various industries. The winners were selected through a three-step vetting process, according to SYP. During the first step, SYP received more than 300 nominations from the community. SYP’s board then identified the top three candidates in each category. More than 700 individuals ranked the finalists to select the winners, SYP said. –Trevor Anderson
THE LIST OF WINNERS INCLUDES THE FOLLOWING: Young & Professional in Art Chris “CeeJ” Jefferson, founder of B.A.R.S. Academy
Young & Professional in Hospitality William Cribb, chef and co-owner of Hub City Hospitality
Young & Professional in Business Geordy Johnson, president of Johnson Management and CEO of Johnson Development
Young & Professional in Innovation Kelli Coons, instructional technologist with Spartanburg County School District 1
Young & Professional in Education Erin Black, director of Spartanburg County Adult Education
Young & Professional in Nonprofit Laura Ringo, executive director of Partners for Active Living
Young & Professional in Entrepreneurship Landon Cohen, president of Light Transportation Co.
Young & Professional in Service Jalitha Moore, strategic implementation coordinator for OneSpartanburg.
Young & Professional in Health Cameron Harris, occupational therapist with Spartanburg Regional Pediatric Rehabilitation
2.9.2018 | upstatebusinessjournal.com
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Denny’s Corp. raised $2M for No Kid Hungry in 2017
Local couple opens Pet Wants GVL
Spartanburg-based Denny’s Corp. announced Monday, Jan. 29, it raised $2 million to aid in the fight to end childhood hunger. The family-dining chain raised the funds in 2017 as part of its partnership with Share Our Strength’s No Kid Hungry campaign. Denny’s said it has raised more than $6.3 million since 2011 for the campaign. “As a company who feeds people for a living, we feel it is our responsibility to help feed children in our nation that start each day food insecure, so we are honored to make this significant donation to No Kid Hungry,” said John Miller, Denny’s president and CEO, in a statement. “In addition to the generosity of our guests and the support of our franchisees and valued suppliers, our
team members showed an immense amount of dedication throughout this campaign,” Miller added. “Thanks to these contributions, we have the opportunity to continue the fight against childhood hunger by providing children in need with healthy meals year-round.” Denny’s kicked off its 2017 campaign in October, with more than 1,500 of its U.S. restaurants participating through in-store displays, signage, buttons, and more. Denny’s said it provided $12 coupons in exchange for each $3 donation made in its restaurants, and donated $1 each time fans commented online with their favorite breakfast “emoji” combination as part of its “Grand Slamoji” social video. –Robert Hull
Bree and Simon Cox are passionate about pets and are always looking for the best ways to care for their own animals. The couple, who owns three rescue dogs and a cat, has recently opened a new Pet Wants franchise store in Greenville at 1143 Woodruff Road, Suite I. Pet Wants is a specialty pet food store originally founded in Cincinnati by pet owner Michele Hobbs, who set out to produce a healthy pet food that lacked common additives like sugar, corn, wheat, soy, and dyes. Pet Wants’ cat and dog food is “exclusively crafted” and sourced from salmon, chicken, lamb, and brown rice, among other ingredients, according to a news release. “We try to feed our family the best food we can, so when we learned
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UBJ | 2.9.2018
about Pet Wants, the entire concept made complete sense to us,” Bree Cox said. “Pet Wants gives people an opportunity to feed their pets the best, freshest kibble available, and that’s something we knew we wanted to be part of, especially after we started feeding the food to our own dogs.” Pet Wants GVL will also sell healing salve, calming balm, antiitch spray, paw wax, and other pet wellness products. “Every product we sell is focused on the health and well-being of the animals,” Simon Cox said. Pet Wants GVL also offers free, personal delivery to Greenville, Greer, Mauldin, Simpsonville, and the surrounding areas of the Upstate. –Robert Hull
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Core Molding Technologies acquires Horizon Plastics
Marlboro Development to open Spartanburg office
Core Molding Technologies, an Ohio-based manufacturer of sheet molding compound and fiberglass-reinforced plastics, has acquired Horizon Plastics International, a Canadian lowpressure structural plastic molder, for about $63 million. Founded in 1996, Core Molding Technologies has seven manufacturing facilities across the United States, including an 111,000-square-foot facility in Gaffney focused on thermoset and thermoplastic compression molding. HPI has 250 employees between its manufacturing facilities in Ontario and Nuevo Leon, Mexico. “Continuing to expand our technology offerings and diversifying our customer base and end-markets are key
Bennettsville-based Marlboro Development Team has announced it will establish an office in downtown Spartanburg. MDT is the commercial and industrial development subsidiary of the 79-year-old Marlboro Electric Cooperative. The company said it has hired Kyle Edney, Brian Nash, Bill Keener, and Traci Williams to run the Spartanburg office. Edney, Nash, Keener, and Wilson previously worked for industrial developer Agracel Inc. out of the company’s office at Drayton Mills Marketplace.
and developed millions of square feet in the industrial, retail, and commercial sectors. Nash said Agracel will keep its office space at Drayton, but has not yet determined whether it will bring in a team to replace those leaving. “We have worked with MDT throughout the years,” Nash said. “William saw our efforts and was thinking about growing. He made us a great offer. Ultimately, we were excited to get in on the ground floor and to build something special with great support.”
Nash said the team plans to relocate to space formerly occupied by Coldwell Banker Caine at 340 E. Main St. across from First Presbyterian Church Spartanburg. “We could not be happier with the new team members we are adding, and the opportunity to increase our presence in South Carolina,” said William Fleming Jr., president and CEO of MDT and MEC, in a statement. “Our new executives have a strong track record of working with commercial and industrial development clients, bringing a strategic vision that aligns with MDT’s current mission. We are blessed to welcome them into our family.” MDT said the team has more than 100 years of combined experience, participated in more than $9 billion in total capital investment,
MDT said it has grown rapidly since opening in 2011, with development projects in 13 states to date. Two of its most recent projects include the development partnerships for the S.C. Ports Authority’s new inland port in Dillon County, and a new 1 millionsquare-foot distribution center expansion by Harbor Freight Tools. “Speaking on behalf of my colleagues, joining MDT is a tremendous opportunity to continue the success we have enjoyed during our careers, both individually and as a team,” said Edney, who will lead the Spartanburg office, in a statement. “MDT is poised for continued success, and we look forward to building upon the solid foundation in place.” –Trevor Anderson
elements of our growth strategy,” said Kevin Barnett, president and CEO of Core Molding Technologies, in a news release. “In addition to new technology offerings, the acquisition brings us existing programs with industry leading customers in several new markets, experienced leadership, a motivated and capable workforce, and expanded geographic reach.” Core Molding Technologies plans to finance the acquisition with existing cash on hand and a new, $85 million senior secured credit facility consisting of a $45 million term loan and a $40 million revolving loan. HPI operations will continue as usual without any significant restructuring or employee downsizing. –Andrew Moore
Retail and office space available at Hartness Village Center The community of Hartness that will ultimately have more than 700 new homes is now preleasing for the walkable Village Center, which has retail, restaurant, and office opportunities. Hartness Village is situated between the Pelham and Woodruff Road commercial corridors with direct access off Highway 14. The 444-acre development will include 180 acres of permanently preserved green space, including 15 miles of trails connecting neighbors to woodlands, lakes, streams, wildlife, and shared recreational areas. The homes on property will range from the $400,000s to more than $1 million. Retail and office opportunities in the Village Center include two retail
spaces at 3,942 and 5,161 square feet and office spaces at 4,592 and 5,436 square feet. KDS Commercial Properties LLC is handling leasing efforts. “KDS is excited to work with the Hartness development team on the Village Center, which offers retail, restaurant, and office space in a walkable community that is designed to keep homes close to daily conveniences, public spaces, and nature,” says Mike Kiriakides, principal and broker in charge. “It is obvious much thought and planning has been given to the design and planning of the entire development. Again, we are proud to be a part of team helping make this project a reality.” –Ariel Turner
FOCUS ON COMMERCIAL REAL ESTATE
TIME FOR AN UPDATE Downtown Greenville’s Bank of America Building is getting a much-needed face-lift, and the first priority is a lobby redesign WORDS BY ARIEL TURNER As Greenville-based RealOp Investments looks to expand its portfolio across the Southeast, the real estate private equity firm remains committed to its hometown investments. The latest example of that commitment is the newly released plans for a series of renovations in the Bank of America Building at 101 N. Main St. in the heart of Greenville’s central business district. RealOp purchased the 16-story office building in December 2016 from Greenville-based Hughes Development Corp. for $22.5 million. The building built in 1973 has 196,152 square feet of Class A office space with 14,283 square feet of ground-floor retail. CBRE, a tenant, is also managing the building and handling leasing. Other major tenants include Bank of America, iHeart Media, Greenville Chamber’s NEXT on Main program, Southern Management Corporation, Summit Solar, Methodical Coffee, and iStore. Phase I of the planned improvements entails full first-floor common-area renovations, including the lobby and restrooms. Atlanta-based ASD|SKY, whose portfolio includes clients as prominent as Mailchimp and Dropbox, is spearheading the interior design, and ResCom was hired as general contractor. Michael Nieswander, ASD|SKY principal in charge of the project, says the goal with the redesign is to freshen up the overall look within the building and give the lobby new life. “It’s dated, and it’s been that way for years,” he says. The aesthetic, in keeping with ASD|SKY’s body of work, is driven by clean lines and modern materials, but with Greenville’s history prominently displayed via photos covering whole walls — one of Main at Washington streets in the 1920s looking north in the lobby and another near the elevator of West Washington and Main streets from the mid-1930s.
UBJ | 2.9.2018
Paul Sparks, RealOp president and managing principal, says a main purpose for the redesign is to activate and update all of the common areas to be more useful and attractive for tenant usage in order to foster a collaborative environment. The choice to start with the lobby was based on its being the most visible to the general public, Sparks says. Likely the only area that will be used heavily by the public is the lobby, which has been redesigned with Methodical Coffee customers, specifically, in mind, because they often use the lobby and outdoor plaza for overflow seating when the shop is busy. “I think these renovations will better serve the building’s tenants as well as offer our guests a more inviting and enjoyable option when all our seats are occupied,” says Marco Suarez, Methodical Coffee co-owner. “So yes, I think we’re all looking forward to the updates.” Much of the construction, slated to begin within the first quarter, will take place just outside Methodical’s interior entrance to the lobby. “Construction won’t impact our service of customers,” Suarez says. “We’re working with the building management to ensure noise is kept to a minimum during business hours.” Chip Hunt, asset manager at RealOp, says priorities for the project are minimizing tenant disruption, maintaining access throughout the building, and reaching completion as quickly as feasibly possible. Planned completion is the spring. “We are very excited to see our strategic plan and vision finally to come to life at the building,” Hunt says. “Through extensive collaboration with our design, construction, leasing, and management teams, we are confident that the project will dramatically improve building aesthetics and the overall tenant experience, further enhancing the building’s presence on One City Plaza.”
This announcement makes the Bank of America Building the second building of similar size on Main Street with Class A office space to undergo lobby and tenant-focused renovations within the last year. The first, the Wells Fargo Center at South Main and East Washington streets, also purchased in December 2016, is currently undergoing improvements announced in July 2017. Potential subsequent phases under consideration for the Bank of America Building include building conference facilities, enhanced building entry, signage at the foot of ONE City Plaza, and outside gathering area improvements to include rooftop space, but none of these have been confirmed, RealOp’s Sparks says. The building is currently about 75 percent occupied, with two full-floor availabilities, plus smaller space options on the multi-tenant floors. According to CBRE’s Q4 2017 Greenville-Spartanburg Office MarketView, the downtown vacancy rate of 14.5 percent is indicative of the shortage of office space and little new office construction in the pipeline. “The surrounding plaza, vibrant retail, and office environments and sheer proximity within the CBD [central business district] will only further improve the building’s already unique position in the market,” says Blaine Hart, first vice president at CBRE. “Because of the Bank of America Building’s prime location, the upcoming renovations, and an aggressive leasing plan, we project the remaining vacancies at the property to quickly dissipate.” Sparks says the improvements will bring the building in line with the competition around the market. “It opens more doors,” he says. “Tenants looking for Main on Main — it makes their decision easier with a lower per-square-foot rent.”
FOCUS ON COMMERCIAL REAL ESTATE
BANK OF AMERICA BUILDING Owner/developer: RealOp, purchased in December 2016 for $22.5M from Hughes Development Corp. Square footage: 196,151 of Class A office space; 14,283 ground-floor retail Major tenants: Bank of America, CBRE, iHeart Media, Greenville Chamberâ€™s NEXT on Main program, Southern Management Corporation, Summit Solar, Methodical Coffee, and iStore Occupancy rate: 75 percent | Managing and leasing: CBRE Interior design: ASD|SKY | General contractor: ResCom
RENDERING PROVIDED BY ASD|SKY
2.9.2018 | upstatebusinessjournal.com
FOCUS ON COMMERCIAL REAL ESTATE
CRE quarterly market reports Market analysis derived from fourth-quarter 2017 CRE market reports provided by Avison Young, CBRE, Colliers, CBC Caine, Cushman & Wakefield | Thalhimer, and NAI Earle Furman
The Industrial market continues to be strong with a positive annual absorption of 3,613,218 square feet in 2017, says Colliers. The Port of Charleston continues to have record-setting shipments, and that directly impacts the Inland Port in Greer, which also reported a 20.4 percent increase in shipments in 2017 from the previous year. Cushman & Wakefield | Thalhimer reports a positive absorption of 400,000 square feet in the fourth quarter of 2017.
The Office market saw some turnover in 2017, and the Upstate is feeling those effects. CBRE says, “The Greenville-Spartanburg market has now experienced four consecutive quarters of underwhelming rates of absorption, or office market growth.” There are large blocks of both sublease and directly vacant office space available within all sectors of the market, reports Colliers — a big difference from early last year when vacancy was at an all-time low.
NAI Earle Furman reports a steady $3.67 squae foot average rental rate. Cushman & Wakefield | Thalhimer is forecasting several lease transactions to occur in early 2018 that will take a “significant” amount of industrial space off the market.
There’s still new office construction on the horizon even with the vacancies. The largest project underway in the fourth quarter of 2017 was the 60,000-square-foot Jervey Eye Group, which is 50 percent pre-leased, reports NAI Earle Furman. Other projects, such as the site of the former Greenville Memorial Auditorium, Camperdown, and the BB&T building, are expected to add even more office space in downtown Greenville. CBC Caine is reporting 116,273 square feet of project remain under construction.
OUTLOOK: Production at the new Volvo and Sprinter Van facilities in Charleston are expected in 2018 and will impact the Upstate market, says Colliers. Expect to see more available space with 5.34 million square feet of industrial buildings added to the inventory. Newly released tax reform will impact industrial real estate, says Avison Young, with accelerated depreciation and treatment of pass-through entities that will spur further industrial investment and adaptive reuse.
Retail SUMMARY: In Retail, vacancy rates in the Upstate have decreased and average rental prices saw a slight decrease, reports Avison Young. NAI Earle Furman reported a 4.4 percent vacancy rate for the fourth quarter of 2017, the lowest in 12 years. Tenants are beginning to choose non-downtown locations to take advantage of lower rental rates, reports Cushman & Wakefield | Thalhimer. With rental rates of $20-$30 per square foot in downtown locations, that’s lower than the national average, but high for the Upstate retail market.
OUTLOOK: Top Golf announced plans to build their first location in the Upstate. If/when that occurs, that will spur additional retail opportunities in the I-85/Pelham Road corridor. Downtown Spartanburg will continue to ramp up its retail offerings as it continues its hot streak. If/when the former Greenville Memorial Auditorium site gets a new mixed-use development, it will bring additional retail opportunities to downtown Greenville.
OUTLOOK: The good news is that existing tenants will have more negotiation power when renewing leases, especially in the Greenville CBD as more office space is added or freed up. According to Cushman & Wakefield | Thalhimer, look for even more suburban availability as engineering firms continue to consolidate and move.
VACANCY RATES 10%
6.2% 6% YE12
Q4 2017 GREENVILLE OFFICE MARKET All Submarkets
Change From Q4 2016 (basis points)
Absorption (Thousand Square Feet)
New Construction* (Million Square Feet) Under Construction (Thousand Square Feet) 16
UBJ | 2.9.2018
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REAL ESTATE DEALS AND DEVELOPMENTS ACROSS THE REGION
ARIEL TURNER | STAFF
February Design Review Board Urban Panel
The one official application on the February City of Greenville Design Review Board agenda drew only minor discussion and rather quick approval from the panelists. The city of Greenville’s application for a certificate of appropriateness was approved for the design of the streetscape in the public space between 44 and 55 E. Camperdown Way that will transition from Falls Park to the planned Grand Bohemian Hotel. The city of Greenville has entered into a development agreement with The Kessler Collection, which is developing the 160-room hotel on the current Wyche Law Firm site at 44 E. Camperdown Way. The city’s goal is to create a new entrance to Falls Park by converting the current parking lot into a large green space for public use as well as improving the intersection at Falls Street and East Camperdown Way. Mary Douglas Hirsch, real estate development manager for the city’s economic development department, represented the city in the public portion of the meeting along with Day Dantzler, executive vice president of the Kessler Collection, and Christian Sottile, the architect & Sottile. Sottile said that after more than two years working on this project, it has come full circle back to this streetscape plan, which is the basis
Site design by Thomas & Hutton in coordination with The Kessler Collection, Sottile & Sottile, and Cooper Cary
for all of the other stages of the project. In the course of the public portion, Dantzler revealed that building permits and civic plans were filed with the city last week, which means construction for the long-awaited project will get underway as soon as they receive approval. “Well done,” said panelist Bogue Wallin. “This is a nice addition to the urban fabric of the city.” Panelist Danielle Fontaine asked the applicant and Sottile to consider the specific transition of materials around the “Untitled 2002-2003” red
sculpture by Joel Shapiro at the Camperdown entrance to the Liberty Bridge. Hirsch clarified that the area in question was outside of the scope of this particular application, but it will be addressed in a later application. The motion to approve the certificate of approval was accepted with the exception that the developer and city consider how to visually merge the area around the statue.
Former Blinds America on Laurens Road building to be redeveloped The 4,700-square-foot former Blinds America building at 1411 Laurens Road, Greenville, is next in line for an overhaul along the redeveloping Laurens Road corridor. Bill Burgess, principal and founder of The Burgess Company, is the developer of the single building with the noticeable red awnings that will be turned into a multi-tenant strip. “With reinvigoration of Laurens Road, expansion of the [Greenville Health system] Swamp Rabbit Trail, proximity to downtown, the property is supremely located,” Burgess says. “It is easy to notice the improvement when you start with the ugliest building on the street to make it attractive.” Proposed suites include two at approximately 1,200 square feet, one at 1,400, and the smallest at 480. Listed leasing rate is $21 triple net. 18
UBJ | 2.9.2018
Rendering by LMG Architects
Mark Godfrey with LMG Architects is the architect on the project, which will include raising parts of the roof, replacing the roof, gutting the inside to the studs, and a new exterior. Burgess Company associate Grayson Burgess says Godfrey was chosen because of his work on the nearby Kitchen Sync redesign in order
to maintain a similar aesthetic along Laurens Road. “Specializing in the Laurens Road/Stone Avenue corridors, I had been actively looking for opportunities for a client, so when we found the opportunity at 1411 Laurens, we knew we wanted to do something there,” Grayson Burgess says. “With its highly visible location and close proximity to the [Swamp Rabbit Trail] extension, it seemed like an excellent location. We have been told by many to just tear the building down and start over, but we want to preserve the original bones of the building and build on that.” Permits have been submitted to the city, and completion of the renovations is expected in May or June. -Ariel Turner
REAL ESTATE DEALS AND DEVELOPMENTS ACROSS THE REGION
ARIEL TURNER | STAFF
RealOp purchases first Florida property for $21 million In its first foray into the Florida market, Greenville-based RealOp Investments recently purchased Bay West, an eight-building, 195,558-square-foot Class-B suburban office park located in the 5000 block of Cypress Street in Tampa, Fla. The properties were purchased for $21 million and closed on Dec. 28. “We are excited to have completed the acquisition of Bay West and will immediately begin the execution of our value-add investment strategy for the properties,” says Reggie Bell, CEO of RealOp Investments. “We are rapidly expanding our footprint across the Southeast and pleased to be entering the Tampa market.” RealOp president and managing principal Paul Sparks says the timing, location, and market dynamic all coincided to make the Bay West acquisition the right move for the private equity firm to enter the Florida market.
Located in Tampa’s Westshore submarket, one of the metro’s leading employment centers and Tampa’s most institutionally held office market, Bay West is currently anchored by Fidelity National Title Group, Trace Systems Inc., Air Culinaire Worldwide, and ARCO/Murray. Offering easy access to Veterans Expressway, Interstate 275, and both the Howard Frankland Bridge and Courtney Campbell Causeway, the property is centrally located and easily accessible from all parts of Tampa Bay. –Ariel Turner
Tetrad Brewing Company to open this spring on Stone Avenue Another brewery is coming to the Stone Avenue corridor in Greenville. Liability Brewing Co. was announced last fall for the Westone project at 109 W. Stone Ave., and on the other side of the Church Street overpass, Tetrad Brewing Company has signed a lease for the 3,368-square-foot ground-floor space in the future Half-Moon Outfitters location, 603. E Stone Ave. Grayson Burgess with The Burgess Company represented the owner, Half-Moon, and Rakan Draz of Avison Young represented Tetrad in the transaction. “Consistent with their mission, Half-Moon Outfitters purchased the building to renovate in as green a manner as is possible with the possibility and goal of achieving net-zero energy consumption (the solar tariff being an important new variable),” Burgess says. “The possibility also existed to attract a tenant that would be a great and complementary fit with the vision of Half-Moon. We are confident we found that with Tetrad brewery.” SHLTR Architects principal Tara Hile is the lead on the design for the renovations, which should be competed by June 1.
Tetrad, co-owned by brothers-in-law Chad Tydings and John Bucher, will be a micro-brewery with a heavy emphasis on the taproom experience. With Bucher as the head brewer, Tetrad’s three and a half barrel system will produce classic beer styles with a modern twist to serve at the family-friendly taproom. “Greenville has shown its respect and support for local artisans and craftsmen, including brewers,” Bucher says. “As a central location between cities like Asheville, Atlanta, and Charlotte, we believe Greenville has the potential to be a craft beer destination.” “Retail is changing but is certainly not going away,” Burgess says. “The experience is more important than ever, something Half-Moon has always done extremely well. With this new location, customers will be able to shop and get all their outfitting needs, as well as enjoy a cup of coffee, sit down and relax on the outdoor areas, take advantage of free Wi-Fi, and of course enjoy beer from Tetrad Brewery. Half-Moon’s mission statement is ‘Our product is the experience,’ and they are certainly following through on that with this new project.” –Ariel Turner
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SunCap Property Group purchases Forrester Park Charlotte, N.C.-based SunCap Property Group has purchased Forrester Park in Greenville. The property is a fully leased 236,800-square-foot business distribution and light-manufacturing center located at 201 Forrester Drive, near the intersection of Laurens Road and Forrester Drive. The site is a mile from I-85 and adjacent to Millennium Park and the Clemson University International Center for Automotive Research (CU-ICAR). Tenants include Gexpro Services, Safelite Auto Glass, Woodward, Trust Technologies, and Aerodyne Alloys. The seller, BCM Associates, was represented by Kim Wilson of Boyette Properties in the transaction, and SunCap Property Group had no outside representation. Colliers International’s Greenville office will be responsible for leasing and management of the buildings. This is SunCap’s third project in the greater Greenville area since the company’s inception in 2009. In 2015, SunCap developed a FedEx Ground distribution facility in Spartanburg, and SunCap recently completed an automotive manufacturing facility for Magna Seating in Moore. “As evidenced by our history of development and investment here, SunCap firmly believes in the strength of the Greenville-Spartanburg market,” said Derek Mathis, SunCap Property senior vice president. “We are excited about this latest acquisition and are actively pursuing other opportunities in the Upstate region.” SunCap Property Group is a privately held, national commercial real estate development, investment, and advisory firm, specializing in the development of speculative and single-tenant build-tosuit facilities, the creation of multifamily and mixed-use communities, and the acquisition of institutional-grade real estate in key markets. –Ariel Turner
2.9.2018 | upstatebusinessjournal.com
COMMERCIAL REAL ESTATE TRANSACTIONS IN THE UPSTATE
THE BURGESS COMPANY ANNOUNCES THE FOLLOWING TRANSACTIONS:
Bill Burgess and Grayson Burgess were the agents in the lease of 8,526 SF located at the Piedmont Center in Greenville by Piedmont Center Owner LLC to DeVita & Associates Inc. Bill Burgess and Grayson Burgess were the agents in the lease of 1,200 SF located at 838 Powdersville Road in Easley by Garrett Properties to Alexandra Tarvin. Bill Burgess and Grayson Burgesswere the agents in the lease of 3,149 SF located at Roper Mountain Business Center by RMBC TIC Rollup LLC to Essex Homes Southeast Inc. Bill Burgess and Grayson Burgess were the agents in the lease of 3,386 SF of retail space located at 603 E. Stone Ave. by Beezer Molten Properties LLC to Brew for the Love LLC. Bill Burgess and Grayson Burgess were the agents in the lease renewal of 39,371 SF located at the Office Park Patewood by Patewood Holdings LLC to Mustang Process and Industrial Inc. Grayson Burgess and Bill Burgess were the agents in the lease of 1,200 SF located at 838 Powdersville Road by Garrett Properties to Blue Ridge Cabinet and Design LLC. Bill Burgess and Grayson Burgess were the agents in the lease of 3,005 SF located at the Piedmont Center Owner LLC to Upper State Apartments Associates Inc. Bill Burgess and Grayson Burgess were the agents in the lease of 1,851 SF located at the Piedmont Center by Piedmont Center Owner LLC to Dream Big Restaurants LLC. 20
UBJ | 2.9.2018
PINTAIL CAPITAL PARTNERS ANNOUNCES THE FOLLOWING TRANSACTIONS:
Alex Phillips and Larkin Parr were the agents in the lease of 4,225 SF located at 460 N. Church St. in Spartanburg by Meadors Construction Corporation to Piedmont Community Action. Tyson Smoak was the agent in the sublease of 4,875 SF located at 110 W. North St. in to Holder, Padgett, Littlejohn and Prickett. Lakin Parr and Alex Phillips were the agents in the lease of 2,400 SF located at 116 E. Broad St. by Julius II LLC & S&P Properties LLC to SE Center for Photography LLC. Tyson Smoak was the agent in the lease of 2,000 SF located at 110 N. Main St. by Galloway Property Group LLC to Berkshire Hathaway HomeServices, C. Dan Joyner. Alex Phillips was the agent in the sale of 0.092 AC located at 300 Regent Park Court by Regent Park Court LLC to Upstate Palmetto Development LLC. Tyson Smoak was the agent in the sale of 1.31 AC of land located on SE Main St. in Simpsonville by Debra B. Leeke to RugWell LLC. Tyson Smoak was the agent in the purchase of 5,790 SF on 0.3 AC located at 1301 E. Washington St. LEE AND ASSOCIATES ANNOUNCES THE FOLLOWING TRANSACTIONS:
Randall Bentley was the agent in the lease of 10,937 SF of 2920 Grandview Drive, Suite B, in Simpsonville by licensor Blind John
LLC to licensee Asset Enterprises. Randall Bentley was the agent in the sale of 31,000 SF located at 135 Commerce Center by 135 Commerce Center Drive LLC to William M. Campbell Jr. Randall Bentley was the agent in the lease of 12,800 SF located at 105 Ben Hamby Road, Suite G, by Friddle Pelham LLC to Patternson Dental Supply Inc. Darath A. Mackie was the agent in the lease of 772 SF located at 542 S. Main St. in Simpsonville by Susan Bright to Wantec Inc. Kevin Bentley was the agent in the sublease of 88,352 SF located at 1515 Antioch Church Road by Sunland Logistics Services Inc. to Kimura Inc. Kevin Bentley was the agent in the lease of 41,241 SF located at 150 Parkway West in Duncan by Spartanburg Land Inc. to Integrated Combustion Solutions LLC. Ashley Trantham was the agent in the sale of 34,409 SF located at 7740 Augusta Road in Piedmont by Wilkins Holdings LLC to EG Storage Augusta LLC. Randall Bentley was the agent in the lease of 15,000 SF located at Brookfield Oaks Drive, Suite A, by Jane Properties LLC to Lennox Industries Inc. Randall Bentley and Chad Stepp were the agents in the lease of 12,500 SF located at 228 Pelham Davis Circle by Binkley Enterprises LLC to Builders Wholesale Flooring LLC. Ashley Trantham was the agent in the lease of 1,800 SF located at 205 N. Laurens St., Suites A & B, by Laurens Shared Workspaces LLC to Storm Team Construction Inc.
CUSHMAN & WAKEFIELD ANNOUNCES THE FOLLOWING TRANSACTION:
SF located at 109 W. Stone Ave., Suite E-4, by Westone Development LLC to 9Round Franchising LLC.
Lyn Norton was the agent in the sale of 11.71 AC located at 7595 Reidville Road in Woodruff by Kathy F. Costello to Stone Ridge Investments LLC.
Pete Brett was the agent in the lease of 1,521 SF located at 109 W. Stone Ave., Suite E-2, by Westone Development LLC to V’s Barbershop.
COLDWELL BANKER COMMERCIAL CAINE ANNOUNCES THE FOLLOWING TRANSACTIONS:
Pete Brett, David Sigmon, and Matt Varnick were the agents in the lease of 2,032 SF located at 1919 Augusta St., Suite 106, by Hotzfam Trust C to A.R. Foods Inc. Jersey Mike’s.
Wiley North was the agent in the sale of 1,514 SF located at 1090 Boiling Springs Road in Spartanburg by Chery B. Haman to Askew Realty & Design LLC. Pete Brett, David Sigmon, and Matt Vanvick were the agents in the sale of 8.18 AC located at 3507 Augusta St. by Will T. Dunn Jr. and Lucia Dunn Cosslett to Augusta Road Development Corporation LLC. Pete Brett, David Sigmon, and Matt Vanvik were the agents in the sale of 4.8 AC located at 103 and 105 Shaw St. by Orders Realty Company Inc. to Enigma Corporation. Pete Brett was the agent in the lease of 3,947 SF located at 109 W. Stone Ave., Suites 6 and 7, by Westone Development LLC to Coffee on Stone LLC. Pete Brett was the agent in the lease of 2,228 SF located at 109 W. Stone Ave., Suite B, by Westone Development LLC to Moe’s Original Barbeque. Pete Brett was the agent in the lease of 2,236 SF located at 109 W. Stone Ave., Suite D, by Westone Development to Liability Brewing Company. Pete Brett was the agent in the lease of 1,528 SF located at 109 W. Stone Ave, Suite E-3, by Westone Development to Cache & Company LLC. Pete Brett was the agent in the lease of 1,255
Pete Brett, David Sigmon, and Matt Vanvick were the agents in the lease of 1,581 SF located at 233 N. Main St., Suite 7, by 233 Greenville LLC to Dorothy Freeman Self DFS Creative Concepts. Pete Brett, David Sigmon, and Matt Vanvick were the agents in the lease of 2,538 SF located at 1800 Augusta St. by Lewis Plaza Partners to Upstate LLC Kairos Greek Kitchen. Pete Brett, David Sigmon, and Matt Vanvick were the agents in the lease of 4,426 SF located at 3620 Pelham Road, Suite 1-A, by Pelham @ 85 Holding Co. LLC to Giggles Pelham LLC. Pete Brett, David Sigmon, and Matt Vanvick were the agents in the lease of 4,800 SF located at 209 E. Stone Ave. by Hampton Doorway LLC to Escape Artist LLC. Pete Brett, David Sigmon, and Matt Vanvick were the agents in the lease of 3,760 SF plus four drive-thru lanes located at 416 E. North St. by Team Legal LLC to Coastal Carolina National Bank. Pete Brett, David Sigmon, and Matt Vanvick were the agents in the lease of 4,350 SF located at 627 W. Washington St. by Febrees Brothers LLC to
Dog Culture LLC. Rick Cauthen was the agent in the lease of 5,876 SF located at 11 Forrester Drive from ABC Capital LLC to Intellisoft Inc. JOYNER COMMERCIAL ANNOUNCES THE FOLLOWING TRANSACTIONS:
Greg Huff was the agent in the lease of 2,400 SF by Real Estate Ventures LLC to NEO Corp. Greg Huff was the agent in the lease of 88,352 SF by LL Sunland Logistic Solutions to Kimura. Hope Tz Schmalzl was the agent in the lease of 1,400 SF located at 220 Adley Way. Bryon Culbertson was the agent in the sale of a multifamily property located at 2103 S. Main St. in Anderson to BIC LLC. Byron Culbertson was the agent in the lease of 1601 Cedar Lane Road, Suite 24, by Disher Properties LLC. Ted Arnold was the agent in the sale of 3,157 SF located at 11 Harley Barn Drive. Ted Arnold was the agent in the lease 1435 Wade Hampton Blvd. to Granite Countertops LLP. Michael Joseph was the agent in the sale of an office building located at 1137 White Horse Road. Ernest A. Crosby was the agent in the sale of 1701 Woodruff Road by Glenn Stiegman to TD Woodruff Greenville LLC. Ernest A. Crosby was the agent in the sale of 1534 Rocky Creek Road by Glenn Stiegman to TD Woodruff Greenville LLC. Bryon Culbertson was the agent in the lease of 1,250 SF located at 3225 N. Pleasantburg Drive, Suite A, by Landlord Filk Inc. to Oblivion LLC. Nelson Garrison was the agent in the purchase of
COMMERCIAL REAL ESTATE TRANSACTIONS IN THE UPSTATE
102 Wars Birds Blvd. in Spartanburg to Terminix Services Co. MPV PROPERTIES ANNOUNCES THE FOLLOWING TRANSACTION:
Billy Thomas was the agent in the lease of 150,000 SF located at 220 Commerce Road to Saddle Creek Corporation.
FLAGSHIP PROPERTIES ANNOUNCES THE FOLLOWING TRANSACTIONS:
50 International Drive, Suite 110, by Coveris Holding Corp. to Cimtec Automations LLC.
Benji Smith and Josh Tew were the agents in the sale of 15,000 SF located at 102, 108, and 118 Commons Blvd. in Piedmont by JLG Holdings LLC to Bryon Schoenholzer and Katherine McAfee.
Josh Tew and Coldwell Johnston were the agents in the lease of 2,000 SF located at 880 S. Pleasantburg Drive, Suite F, to Everest Counseling Associates.
Caldwell Johnston was the agent in the sale of 2,000 SF located at 143 Commons Way by James Richard to Ukoona LLC.
KDS PROPERTIES ANNOUNCES THE FOLLOWING TRANSACTIONS:
Bobby Miller was the agent in the sale of 4.6 AC located on Duncan Reidville Road. Bobby Miller was the agent in the sale of 18 Main St. in Piedmont by the trust of Mickey Burroughs. Mark Ratchford was the agent in the sale of 2.22 AC located on Millport Circle in Mauldin.
Benji Smith and Josh Tew were the agents in the lease of 3,750 SF located at 135 Edinburgh Court, Suite 101, to Able SC.
Josh Tew was the agent in the lease of 5,200 SF located at 2421 New Easley Highway, Suites A and C, to Handeck Investments LLC. Caldwell Johnston was the agent in the lease of 2,500 SF located at 4013 Pelham Court to Flowerlina LLC.
Benji Smith was the agent in the lease of 3,375 SF located at 9 Washington Park to NFM Lending. Benji Smith was the agent in the sublease of 2,175 SF located at
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THE TECHNICAL SIDE OF BUSINESS
The Elusiveness of Innovation With our eyes on the prize, we may miss opportunities that are right in front of us By LAURA HAIGHT president, portfoliosc.com
“Innovation.” As a word, it is grossly overused, joining my 2017 “tired of” list that includes “hand-crafted,” “impactful,” and “transformative.” As a function, it is misunderstood. As a business reality, it is elusive. So what does it mean to be an innovative company, and what does it take to get there? We could start by getting on the same page about what innovation means. In 2016, Inc. magazine asked acknowledged innovation experts for a definition. They were all different: from having an idea to executing an idea to thinking differently. And everything in between, including “definitions aren’t important.” I beg to disagree. If we can’t define it, we can’t “be” it. Or at least we won’t know if we “are” it. Here in South Carolina, you hear a lot about innovation. A search on Indeed.com for “innovative” jobs in the state produces more than 2,700 listings. They range from collections representatives to marketing interns. If the job description doesn’t include the word, the company description surely does. Unfortunately, the message about how innovative we are doesn’t seem to be getting through to organizations that analyze that kind of thing. The 2017 annual report on innovation by Wallet Hub (goo.gl/tK6LGt) lists us as 41st in the nation. That keeps us out of the 10 worst only because the analysis included the District of Columbia (No. 1). Our “human capital” rank was 36th. That factors in share of STEM professionals, science and engineering graduates, projected STEM job demand by 2020, Advanced Placement exam participation, eighth-grade math and science performance, and scientific knowledge output. Being 36th probably helped our overall ranking after a pretty weak showing on innovation environment, where we ranked 47th. Factors included the share of tech companies, research and development spending per capita, R&D compared with state gross domestic product, patents per capita, startup activity, tax climate, average internet speed and access, venture capital funding, small business funding by the Small Business Administration, and — my fave — drone-friendly laws. All in all, it’s not a good report card. But the thing about bad report cards is that they give us something to work toward. As most 22
UBJ | 2.9.2018
Innovation is not just a big-business game. Any company of any size can embrace innovation and grow with it if you keep your expectations manageable.
successful people will tell you: You don’t learn from success. And now I’m talking to you, small-business owner. Innovation is not just a big-business game. Any company of any size can embrace innovation and grow with it if you keep your expectations manageable. For our purposes, we’ll define innovation as advancing and improving the way something is done. That’s probably a definition that aligns with all the companies on Indeed who say they are innovative. Not because they are constantly inventing something, but because they do something better than or differently from their competitors. Because they evolve constantly, don’t rest on their successes, and are — and here’s a biggie — willing to risk a mistake on the way to a success. Innovation does not have to be fueled by technology, although it often is. But technology is often necessary to implement an innovation. Some of these tools can be embarrassingly basic and you may already have them. But what it cannot do without is curiosity. Curiosity is different from other skills in that everyone can have it and exercise it. Curiosity is also something that can bubble up instead of dripping down. It may often be seen in the annoying questions of junior staffers that bring out your inner W.C. Fields (“Get away from me kid, you bother me.”). Yet, the intuitive and possibly innovative junior staffer may have the best visualization into your business. The staffer has no idea how you’ve always done things or why. They are a completely impartial observer — at least for a while. Many companies push curiosity back into its box, preferring to hear ideas from more established, experienced members of the team. But by the time that curious junior staffer becomes more established, they may very well have learned to keep his outside-the-box suggestions to themselves.
Admittedly, curiosity alone can be annoying. I mean, why IS the sky blue? But when you couple curiosity with creativity, you get a simmering soup of ideas. Many will be unworkable; many will be unaffordable; and, because we so often think of innovation in grandiose terms, many may seem mundane. Creativity puts form to function. The creative sees a hammer and wonders whether he can use it for something other than driving a nail. You might find that your business has technology that can be deployed for something you didn’t originally consider. But curiosity and creativity can take you only so far. Some ideas will require capital. And that’s often where innovation dies. We want new ideas, we ask staff to come up with them, we may even publicly support them. But how often do we actually fund them? Creative staffers may tire of coming up with great ideas that never get implemented and find more fertile ground elsewhere. Often, though, the capital required is human. Can you task a staffer to this project, bring in a programmer, or get a contractor to help design or implement an idea? A major bar to innovation is often looking at the most expensive options rather than exploring some of the capabilities and capacity you already have. Innovation is not the exclusive province of the Apples, BMWs, and Elon Musks of the world. Maybe your innovation efforts won’t change the world, disrupt markets, or help drag South Carolina out of the basement in rankings, but it can make your company quicker, smarter, and more competitive. Tell us about your innovation projects: how you identify and develop them, and the impact they’ve had on your business. Brag a little, and help others at the same time. Reach me at laura@portfoliosc. com, and follow me on twitter @portfoliosc and Facebook.
NEWS AND TIPS FOR YOUR PERSONAL BOTTOM LINE
| YOUR MONEY
Avoiding Tax Fraud and Identity Theft Steps to reduce your chances of becoming a victim By ROBERT DEHOLLANDER CFP®, AIF®, CRPC® Managing Principal, DeHollander & Janse Financial Group
There has been a lot of chatter regarding the recent Tax Cuts and Jobs Act. If you’re not thinking about your taxes yet, you should be — identity thieves certainly are. During tax season, there’s a significant increase in the sharing of sensitive information, both online and via postal mail. Not surprisingly, it’s also when many crooks and scammers come out of the woodwork. For them, it’s prime time to steal your personal information and possibly your identity. Or, if you’re like the many Americans who fell victim to any of the recent data breaches, your information is already out there, and identity thieves may use tax season to capitalize on it. This year, the Internal Revenue Service expects refund fraud to exceed $20 billion.
What is tax-related identity theft? In short, a thief uses someone else’s social security number to file a fraudulent tax return and collect a refund. Then, when the real taxpayer files, he receives a notice from the IRS stating that a return has already been submitted under that social security number. If an identity thief beats you to the punch and files a phony return using your information, the remediation process can take at least six months, and usually even longer.
Ways to protect yourself To avoid dealing with a fraudulent tax return, keep these important tips in mind: •F ile as early as possible. The faster you act, the less time an identity thief has to file a tax return in your name.
• Stay secure. If you’re filing online, use a secure internet connection. If filing by mail, don’t just drop your return in the mailbox; bring it to the post office instead. • Shred it. Be sure to shred any mail and other documents containing personal or financial data. (Thieves are known to rummage through trash looking for this type of information.) • Safeguard your data. Whether online, over the phone, or by mail, don’t provide your personal information unless you initiated the contact. If you receive a message asking for personal information, call that entity on a verified number to confirm that the request is legitimate. • Consider enrolling in an identity-theft protection service. Beyond typical credit monitoring, these services can track your personal information across the internet and public databases, alert you to suspicious activity, and provide an insurance policy to repair damage if your identity is stolen.
Other key points As you prepare for tax season, remember this: • The IRS will never contact you via email, and it very rarely contacts taxpayers by phone. • If you receive a mail notification from the IRS, call your local IRS branch for additional information. • When this type of crime started happening frequently several years ago, the changes that were noted on the fake returns were not unusual enough to trigger suspicion. Typically, the IRS would discover the tax-refund fraud when the legitimate taxpayer filed his return.
• Give credit to the IRS, as its vigilance appears to be working. It has trained almost half of its 80,000 employees to spot tax-return identity theft and prevent it. It has dedicated 3,000 to 4,000 employees to helping victims of identity theft. According to the IRS, it has begun applying more rigorous analytics to the first returns, which are now being used to catch fraud and detect patterns during the initial filing. The good news is that the number of false returns filed in 2016 dropped to 787,000, down from 1.2 million the prior year. However, there is still a significant risk of fraud being perpetrated. • Be especially vigilant, not only at tax time but also year-round, about how and with whom you share your sensitive information. • If you do believe you have been a victim of identity theft, report it immediately to the Federal Trade Commission at www.ftc.gov and follow the steps at www.identitytheft.gov. Alternatively, you can call the IRS Identity Protection Unit at 800-908-4490, extension 245, and file the IRS Form 14039, the IRS Identity Theft Affidavit. For more information, including ways to reduce your risk of tax-related fraud, visit the IRS Taxpayer Guide to Identity Theft at www.irs.gov/ uac/Taxpayer-Guide-to-Identity-Theft. Robert DeHollander is a managing partner and co-founder of the DeHollander & Janse Financial Group located at 3515 Pelham Road, Suite 100, in Greenville. Contact him at 864-770-0220. Securities and advisory services offered through Commonwealth Financial Network®, member FINRA/SIPC, a Registered Investment Adviser.
2.9.2018 | upstatebusinessjournal.com
THE TAKEAWAY |
NOTES FROM THE BEST TALKS YOU MISSED
Culture Counts Arts and culture play a valuable role in the Upstate’s economic and community vibrancy By DEAN HYBL executive director, Ten at the Top
What: Ten at the Top Culture Counts Regional Forum
When/Where: Jan. 24 at the Chapman Cultural Center, Spartanburg
Who was there: 130+ business and
community leaders and residents interested in arts and culture in the Upstate Richmond Federal Reserve Bank
According to the new Upstate Arts and Cultural Assets Interactive Map unveiled during Ten at the Top’s Jan. 24 Culture Counts Regional Forum at Spartanburg’s Chapman Cultural Center, the 10-county Upstate region is home to more than 1,300 arts and culture organizations, venues, and programs. Yet, much of the discussion during the forum was that perhaps we don’t do enough to tell the story and leverage the economic and community value of that significant regional investment. According to Anthony Radich, the event’s keynote speaker and executive director of the Western States Arts Federation, “Many have ignored the creative economy in the past because for many years the interaction was typically through writing a check, and therefore they didn’t see it as something that can generate revenue within the economy.” However, Radich added, that has changed in recent years, as “a lot of focus has been put on the creative economy as something that helps power the overall economy in a state or region.” Radich credits the growing number of economic impact studies on arts and culture with helping to change the dynamic. He referenced two specific things that economic impact studies highlight that help illustrate that arts and culture are an important part of local economies. 1 Arts organizations and venues employ people who then purchase goods and services and support the economy. 2 The studies identify how arts and culture are related to tourism. Sometimes a specific event can bring people to your community, but the studies show that cultural availability as a whole is critical in attracting visitors. 24
UBJ | 2.9.2018
(left) Anthony Radich, executive director of the Western States Arts Federation and event keynote speaker, and (right) Ken May, executive director of the South Carolina Arts Commission
According to numbers Radich provided during his presentation, the Upstate has more than 17,500 people employed in what is designated as the creative economy. Looking specifically at Spartanburg, the nonprofit creative economy generates more than $32 million in revenue. “Your cultural economy in itself is a medium-sized industry,” Radich said. “Communities would love to bring in an industry with an economic impact at the level that the cultural economy provides here in the Upstate.” Allen Smith, president and CEO of the Spartanburg Area Chamber of Commerce, sees arts and culture as playing an even greater role in giving communities an advantage when attracting jobs and professional talent. He points to the recent selection of the 20 finalists for the Amazon second headquarters as an example of the role having a culturally vibrant community plays in shaping a place where people want to live and businesses want to set up shop. “If you did an overlay of the 20 finalists for the Amazon HQ2,” Smith said, “you would see that they are probably some of the most culturally advanced communities in the nation, and I don’t think it is an accident. “Today, people are choosing place before position. Communities that are winning at recruiting talent are the places that have put a priority on cultural vitality,” Smith added. Smith said that having tools like the new regional arts and cultural assets map is important because attracting professional talent is the
No. 1 force behind economic development and is something that we must do regionally. “We have to think of talent recruitment as a regional effort, or we will not be successful,” Smith said. “We do just not have the population or resource base as individual communities. We have to create the perception of the Upstate region as a vibrant place where people want to live and work.” Now that the regional assets map has been developed, the next step will be to use the information and resources to help tell the story of the Upstate as a culturally vibrant region and cultural destination. “We have a region that has everything here from the culture, the history, outdoors,” said Tim Todd, executive director of Discover Upstate. “Working together regionally, we have to leverage our assets and tell a compelling story of what great assets we have in this region.” “For a place like Greenwood, being associated with other places like Greenville, Spartanburg, and Oconee that have great cultural programs is valuable,” said Anne Craig, executive director of the Greenwood Arts Center. “Having information compiled regionally illustrates the totality of the story, instead of looking only at our individual communities.” If you are interested in accessing the new arts and culture map or getting involved in the discussion on how to collectively leverage this new resource, go to www.tenatthetop.org.
PLAY-BY-PLAY OF UPSTATE CAREERS
| ON THE MOVE
Has joined Jack Porter as senior director of projects. King brings over 26 years of experience in the exhibit and millwork industries. He will be responsible for ensuring that design elements, artwork, graphics, technology, and materials will create a unified brand for clients.
Has joined Nicholtown Child and Family Collaborative as associate director. Outlaw will manage all fundraising efforts, community resources and programs, and other aspects of the organization’s strategic plan. She was previously the executive director of the Greenville Humane Society.
Has joined FUEL as creative director. Gilman will be leading the agency’s strategic creative team. He brings two decades of experience in consumer and business-tobusiness segments, along with an impressive list of clients.
Has joined Emmanuel’s Hammer, a nonprofit, faith-based organization that provides home rehabilitation services for homeowners in need, as a project manager. Richards served as an active volunteer and will now supervise projects across the Upstate.
Has joined Jackson Marketing, Motorsports & Events as public relations coordinator. Finney will be responsible for content planning, writing, and social media services. Finney graduated from Furman University with a Bachelor of Arts in communications. She previously held an internship with Jackson Marketing.
Kimberly Kerl, founder of Kustom Home Design in Greer, has been recognized for client satisfaction in Houzz’s Best of 2018, a platform for remodeling and home design. BRIGHT+CO Marketing has been selected for the 2018 Greenville Chamber Minority Business Accelerator. The Minority Business Accelerator was created by the Greenville Chamber to advance economic inclusion by equipping high-potential, minority-owned, women-owned, or veteran-owned businesses located in low- to moderate-income communities with the tools necessary for development, growth, and expansion. Parker Poe Adams & Bernstein LLP has elected two board members and four new partners for 2018. Debbie Kleman was elected to the board for the first time, and Russell Killen was re-elected to the board. The firm also announced the election of four new partners: Michael Binns, Karen Carroll, Emily Luther, and Brad Overcash.
DR. DAVID JOLSON Dr. David Jolson, a chiropractor at Upstate Spine & Sport, has joined the medical team of Holowesko|Citadel cycling led by George Hincapie. Hincapie is the winner of three U.S. National Road Race championships and a 17-time participant in the Tour de France. Jolson has an extensive background in sports medicine and was brought on board to assist team members in avoiding injury, relieving pain, and improving performance. Jolson was certified in DNS (dynamic neuromuscular stabilization) exercise by the Prague School of Rehabilitation. Jolson and his wife, Fran Haas Jolson, L.Ac., opened Upstate Spine & Sport in November, which offers an alternative to sports medicine without surgery, injections, or prescription drugs. Their practice is located at 110 Laurens Road.
Friends of the Reedy River has elected Katie Callahan as the new board president. They elected several new board members for 2018 in November, including Rion Smith, vice president (Outdoor Sports Marketing Inc.); Bob Lloyd, treasurer (Robert M Lloyd Consulting Services); Phil Townsend, secretary (Wyche, PA); Scott Butler, board member (Grace United Methodist Church); Andy Douglas, board member (First Presbyterian Church); Kelly Grant Purvis, board member (Furman University); and Dick Stelling, board member (3M).
CONTRIBUTE: New hires, promotions, & award winners may be featured in On the Move. Send information and photos to firstname.lastname@example.org. 2.9.2018 | upstatebusinessjournal.com
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INFORMATION YOU WANT TO KNOW / NEW FACES OF BUSINESS
THE WATERCOOLER 1. The number of women-owned businesses has more than doubled in the last decade. Meet 3 Upstate women who are part of the trend
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EVENTS YOU SHOULD HAVE ON YOUR CALENDAR
WHERE DO I GO?
HOW DO I GO?
Gubernatorial Series Lunch feat. James Smith (D)
Greenville Chamber 24 Cleveland St. 11:30 a.m.–1 p.m.
Cost: $25 for investors, $50 general admissions For more info: kbusbee@greenvillechamber. org; www.bit.ly/2DntIaM; 864-239-3748
Greenville Technical College’s Minority Business Expo
Greenville Tech Barton Campus 506 S. Pleasantburg Drive 10 a.m.–2 p.m.
Cost: Free For more info: www.bit.ly/2DwcdoM; firstname.lastname@example.org
Wyche Law Firm’s #YouToo: Legal Studio 220 at NOMA Ethics & Responding to Sexual Harass- 220 N. Main St. ment Reports in the Weinstein Era 4 p.m.–6 p.m.
USC Upstate’s Wells Fargo Speaking Series: Kath- The George, BMW Classroom (Rm 15) Cost: $12. Must be purchased in advanced. erine Pancak, “Commercial Real Estate Markets: 160 E. St. John St. For more info: www.uscupstate.edu/wellsfarWhere are We Now, Where are We Headed?” noon–12:55 p.m. go; 864-503-5593
Better Business Bureau of the Upstate’s Greenville Water “Community Room” Cost: $20 Power Breakfast Series: Award-Winning 517 W. Washington St. For more info: www.go.bbb.org/2GkI5hL; Business of Integrity Winners Take the Stage 8 a.m.–9:30 a.m. email@example.com
Greenville Chamber of Commerce’s Netnight
Peace Center Huguenot Loft 300 S. Main St. 5:30 p.m.–8 p.m.
Cost: $25 investors, $50 general admission For more info: www.bit.ly/2BwUTy1; 864-631-6596; firstname.lastname@example.org
Greenville Chamber of Commerce’s Gubernatorial Series Lunch feat. Catherine Templeton (R)
Greenville Marriott 1 Parkway E 11:30 a.m.–1 p.m.
Cost: $40 investors, $80 general admission For more info: kbusbee@greenvillechamber. org; www.bit.ly/2EabPxs
Ten at the Top’s PIQUE Young Professionals Summit
Southern Bleachery 250 Mill St., Taylors 1:15 p.m.–6:30 p.m.
Cost: $25. Advanced registration required. Space limited. For more info: www.thePIQUE.org
Gubernatorial Lunch series feat. Gov. Save the date. More information to come. Henry McMaster (R)
Mark B. Johnston email@example.com
Ryan L. Johnston firstname.lastname@example.org
EXECUTIVE VICE PRESIDENT Susan Schwartzkopf email@example.com
Emily Pietras firstname.lastname@example.org
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COPY EDITOR Rebecca Strelow
Trevor Anderson, Cindy Landrum, Andrew Moore, Sara Pearce, Ariel Turner
MARKETING & ADVERTISING SALES MANAGER Emily Yepes
MARKETING REPRESENTATIVES John Clark, Donna Johnston, Jonathan Maney, Heather Propp, Meredith Rice, Caroline Spivey, Liz Tew
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Anita Harley | Rosie Peck | Jane Rogers
ART & PRODUCTION VISUAL DIRECTOR Will Crooks
Bo Leslie | Tammy Smith
VICE PRESIDENT OF OPERATIONS Holly Hardin
Kristy Adair | Michael Allen
EXECUTIVE ASSISTANT Kristi Fortner
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MARCH 2 INTERNATIONAL ISSUE
1988 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011
UBJ milestone jackson Marketing Group’s 25 Years 1988 Jackson Dawson opens in Greenville at Downtown Airport
MAY 4 COMMERCIAL REAL ESTATE ISSUE
Chairman larry Jackson, Jackson marketing Group. Photos by Greg Beckner / Staff
Jackson Marketing Group celebrates 25 years By sherry Jackson | staff | email@example.com
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JUNE 1 INNOVATION ISSUE
Got any thoughts? Care to contribute? Let us know at upstatebusinessjournal.com/submit.
1997 Jackson Dawson launches motorsports Division 1993
1990 Jackson Dawson acquires therapon marketing Group and moves to Piedmont office Center on Villa.
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
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
2003 motorsports Division acquires an additional 26,000 sq. ft. of warehouse space
2009 Jackson Dawson changes name to Jackson marketing Group when larry sells his partnership in Detroit and lA 2003
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
2009-2012 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-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 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 inVolVeMent & 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 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
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NOVEMBER 1, 2013
NEW HIRES, PROMOTIONS, AND AWARDS:
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Behind The Counter has been the most popular business publication in the Upstate for the past 15 years. Featuring large, full bleed photos and interesting insights, the 2018 Behind The Counter promises to be a great read on great local businesses. Don’t miss the opportunity to feature your business in the upcoming edition – publishing on April 13.
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