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Monday Report


From Bonneville Research December 21, 2009


Dear Reader,
 

Doomsday scenario haunts Utah and other Western States

 
One question keeps coming up as Utah and other western governors and legislators grapple with a seemingly never-ending stream of gloomy budget news that keeps getting worse: How bad can it get?
 
The answer, according to experts and a look through history, is probably that it could get worse than it has been in a generation - maybe even a lifetime - but not catastrophic.
"If revenues don't pick up, states are going to be in a pretty tough spot when we get to 2011," said Kim Rueben, a state and local tax policy expert with the Urban Institute. "Do I think it's going to be the end of the world as we know it? No."
 
Bankruptcy, at least the scenario where a judge would take control of a state's finances, is off the table. Bond defaults, the cardinal sin of public finance, seem highly unlikely (at least for Western States).  Another federal bail-out is plausible. Some state governments may even be fundamentally overhauled. But the worst for most states will sound familiar: service cuts, tax hikes, IOUs, layoffs, furloughs and political gridlock.
 
Most likely, Western State budgets for next year will look a lot like those passed for this year - only worse.
 
Doomsday issues:
 
The Great Recession would force state policymakers to rethink what types of services states can provide, or even afford.  During the Great Depression, several states reorganized universities, highways and health services,  Utah reorganized state government under the leadership of Cal Rampton in the '60's.
 
Problem #1 -  Rethinking the duties of state government - Long-term thinking doesn't apply to short-term budget problems.
 
Even if a state decided to privatize state parks or change its retirement options for new employees, the budget savings wouldn't come for years.
 
Problem #2  - The vast majority of today's state leaders haven't ever had to confront a recession as deep as the one now devastating state budgets. The last big downturn occurred in the early 1980s, a generation ago. Our current crop of elected officials have only had to deal with "double digit increases", they thought that you should pay for long-term capital investments (transportation) with current revenues, and that busts were always followed by a boom.
 
Problem #3  -  Lack of options - Kids have to go to schools, cops have to be on the streets, social services have to be provided.  So many vulnerable people depend on state government.

To break the political gridlock, leaders - especially a governor - must step up and offer a viable plan.
 
It always takes leadership to do things that voters don't want.
 
Somebody's got to step up and say what needs doing even if it means that lawmakers to make the more difficult, sometimes unpopular decisions, like raising taxes and cutting services.
 
Thanks,
 
Bob
bobspring@BonnevilleResearch.com
801-673-9021
 
-&-
 
Jon
jonspring@BonnevilleResearch.com
801-755-6097

Bonneville Research Website:
 

Scorecard:
 
 
Utah Economic Snapshot - First Five Months FY2009-10
 
Utah State Government
  • Sales and Use Taxes (Gen Gov't, Higher Ed) -13.5% (-$94.38M)
  • Individual Income Taxes (Public Ed) -7.7% (-$62.08M)
  • Corporate Franchise Tax (Gen Gov't) -48.3% (-$64.02M)
  • Motor Fuel Taxes (Transportation) +15.5% (+$14.57M)
  • Severance Taxes (Gen Gov't) -50.4%      (-$29.30M)
  • Total General and Education -14.7% (-$258.95M)
     
Local Government
  • Sales and Use Taxes (includes food) -11.7% (-$23.82M)
  • Public Transit -10.8 % (-$8.81M)
  • County Option Sales & Use Tax -21.2% (-$6.38M)
  • County Option Zoo, Arts & Parks Tax -10.5% (-$1.28M)
  • Tourism, Recreation, Cultural, Convention -11.2% (-$2.38M)
  • Transient Room Tax -8.5% (-$.90M)
  • Municipal Telecommunications License -0.3% (-$.56M)
  • Emergency Services Phone Charge  -8.9%  (-$2.30M)
     
Total Net Revenue - Three Months -16.2% (-$275.41M)
Total Net Revenue - Four Months -12.3% (-$281.01M)
Total Net Revenue - Five Months -11.4% (-$310.90M)
 
Source: Utah State Tax Commission,  TC-23 10/20/09

Economic Notes:
 
Global Business Confidence: +
The global economic data have taken on a somewhat brighter tone in recent weeks, but, according to the results of the global business confidence survey, the global economy remains stuck in a tentative global economic recovery. All of the survey responses took a bit of a step back last week, particularly outside of the U.S. Hiring intentions turned negative again, and while they have improved substantially since the beginning of the year, they remain consistent with more job losses. Sales and inventories also remain soft. Businesses remain upbeat about the outlook into next spring; in general, sentiment is more positive in South America and among professional and business service firms.
 
Treasury International Capital Flows: -$20.0 bil
Net long-term capital flows to the U.S. in October declined to $20.7 billion, from $40.7 billion the prior month, as recovery in key emerging market countries such as China, India and Brazil lowered investor risk aversion, driving up equity markets in these countries and lowering safe-haven interest in U.S. financial assets. Net foreign purchases of U.S. foreign securities declined to $43.4 billion in October from $55.7 billion in September as private foreign investors reduced their net purchases; foreign central banks and sovereign wealth funds increased their net holdings slightly and were less inclined to reduce their net holdings of government agency bonds, which suggests that confidence in this asset class is stabilizing.
 
Import and Export Prices: +1.7%
Import prices increased a larger than anticipated 1.7% in November, following an upwardly revised 0.8% gain in October (previously 0.7%). Excluding fuels, import prices rose 0.4% for the second consecutive month. Nonfuel import prices have increased in four consecutive months, which will help slow the descent in consumer prices. The larger than anticipated increase in import prices doesn't alter the forecast for core consumer prices to soften over the next few months. Because inflationary pressures are minimal, the Federal Reserve will keep interest rates unchanged until late 2010 or early 2011.
 
Current Account: -$108.0 bil
The U.S. current account deficit widened by 10.2% to $108 billion in the third quarter of 2009, compared with the revised second quarter deficit of $98 billion (previously $98.8 billion). Moody's Economy.com had expected a similar narrowing to $109 billion. The trade deficit widened from $81.2 billion to $97.4 billion. Meanwhile, the surplus on income widened by $600 million to $34.8 billion.
 
FOMC Monetary Policy:+0.25%
Although the Federal Open Market Committee announced that it will be keeping the fed funds rate target in the 0% to 0.25% range "for an extended period," the committee will be withdrawing some of extraordinary support it has provided over the coming months. In particular, the FOMC announced that it will allow a number of special liquidity facilities to expire in early 2010, as scheduled. The statement said that the recovery continues, with a broad improvement in economic activity. Given few inflationary pressures, an increase in the federal funds rate is unlikely for at least another year.
 
State Personal Income: 0.3%
Nationally, personal income growth during the third quarter averaged 0.3% following a 0.8% increase in income during the second quarter. Though overall income growth was slower, the composition of income was more encouraging, with earnings from work accounting for most of the increase as opposed to transfer payments, which accounted for most of the second quarter increase. Only seven states experienced declines in income. Across regions, the fastest income growth was 0.6% in the Mid-Atlantic states, and the slowest growth of 0.1% was in the Southeast.
 
Industrial Production: +0.8%
Factory output rebounded strongly in November, rising 0.8% after holding steady in October. Some recovery in manufacturing output seemed likely, as prior weakness had been out of line with the message coming from the monthly manufacturing surveys. The 1.1% rise in November manufacturing output, for both total and excluding motor vehicle production, was particularly encouraging. A turn in the inventory cycle is powering growth in manufacturing, though improving foreign and domestic demand is also playing a role.
 
Producer Price Index: 1.8%
Producer prices for finished goods rose sharply in November (1.8%), due in part to rising prices for food and energy products. Excluding food and energy, core prices for finished goods rose by 0.5%, largely offsetting the steep drop seen in October. Core prices for intermediate goods rose on the month as well (0.3%).

Business Inventories (MTIS): +0.2%
Total business inventories increased 0.2% in October, higher than expectations. This was the first increase in business inventories since August 2008 and shows that the inventory drawdown cycle is winding down. Manufacturers and wholesalers led the gain, as the level of retail inventory was unchanged over the month. The aggregate I/S ratio inched down slightly, now at 1.3 compared with 1.31 previously; the high was 1.46 in January.

Jobless Claims:+7,000
Initial claims for unemployment benefits increased for the second straight week, rising by 7,000 to 480,000 for the week ending December 12. Although recent improvement has stalled, this is not uncommon at this time of year considering seasonal adjustment issues surrounding the holidays. Meanwhile, continuing claims rose a scant 5,000 to 5.186 million for the week ending December 5. Generally, over the last several months, the trend in unemployment insurance claims has been consistent with gradual labor market improvement.

NAHB Housing Market Index: -1.0
Homebuilders grew more pessimistic during December. The NAHB housing market index fell by 1 point from November to a level of 16 as builders' sales expectations and their assessment of current conditions each slipped. The outlook for prospective buyers' traffic was unchanged for a third month, holding at a level of 13. Despite the index's overall decline, sentiment improved over the month in the Northeast and West.

MBA Mortgage Applications Survey:+0.3
In the week ending December 11, the MBA mortgage application indices were mostly unchanged. The market index increased just 0.3% from the week before, rising to 667.3. The purchase index slipped to 241.2, a decline of 0.1%. Finally, the refinance index-the big mover for the week-increased just 0.9%, finishing the week at 3,214.0

New Residential Construction (C20): 0.574 mil
On par with expectations, residential construction increased in November by 8.9% from October to an annualized 574,000 units. Census revised October's weak starts downward slightly. The multifamily component is driving the gains, but the single-family component increased by a solid 2.1%. Permits and completions are rising as well. After two consecutive month-over-month gains, completions are running at their strongest pace since the spring.

Consumer Price Index: 0.4%
The top-line CPI for urban consumers increased by a seasonally adjusted 0.4% in November; a large increase in energy prices was the primary factor driving overall prices higher. The top-line index is now up on a year-ago basis for the first time since February. The core index was unchanged on a seasonally adjusted basis from October to November and is up 1.7% over the past year. Inflation remains under control, and given the slack in the economy, core inflation will decline in the near term.

Chain Store Sales Snapshot:+ 0.4%
Chain store sales increased 0.4% in the week ending December 12, according to the ICSC sales index. This came on the heels of the seasonally typical post-Thanksgiving sales plunge that was seen in the week prior. Despite the weekly sales gain, growth on a year-ago basis decelerated to 2.4% as sales had grown more in the comparable week last year. Trends are pointing to shoppers delaying their holiday shopping.

Retail Sales: +0.6%
Retail sales jumped in November, led by gains at gas stations and electronics retailers. Sales rose 1.3% in total and 1.2% excluding autos but only 0.6% excluding gas stations as well. Performance varied widely across segments, from sharp declines at apparel and furniture stores to large gains at building supply, grocery and nonstore retailers. There was a notable downward revision to October growth, covering a large number of segments, although growth was still strong at 1.1%.

Oil and Gas Inventories: -3.7 mil barrels
Crude oil inventories fell by 3.7 million barrels for the week ending December 11, surpassing expectations of a 2 million-barrel decline. Distillate inventories fell by 2.9 million barrels versus the consensus expectation for a 500,000-barrel decline. Gasoline inventories rose by 0.9 million barrels, in line with consensus expectations. Refinery capacity utilization fell to 80.0% from 81.1%. Petroleum demand surged. This report will cause oil prices to rise.

Weekly Natural Gas Storage Report: -207.00 bcf
Working gas in underground storage fell by 207 billion cubic feet during the week ending December 11. The decline was much steeper than the consensus estimate of 178 bcf. This report will send natural gas prices higher.
 
Source: Economy.com

Grants:

Robert Noyce Teacher Scholarship Program
POSTED: 12/11/2009
FUNDING SOURCE: NSF
ELIGIBILITY: IHEs
$ AVAILABLE: $54,000,000
GRANTS AVAILABLE: 35 - 46
MAX GRANT SIZE: N.A.
DEADLINE: 2/9/2010 (LOI); 3/10/2010 (final)
CONTACT INFORMATION: http://www.nsf.gov/pubs/2010/nsf10514/nsf10514.htm
DESCRIPTION: Grants to encourage talented science, technology, engineering, and mathematics majors and professionals to become K-12 mathematics and science teachers.

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Preserve Historical Records!
Professional Development Grants for Archives and Historical Publishing

POSTED: 12/8/2009
FUNDING SOURCE: National Archives and Records Administration (NARA)
ELIGIBILITY: Nonprofit and public agencies
$ AVAILABLE: $300,000
GRANTS AVAILABLE: N.A.
MAX GRANT SIZE: $150,000
DEADLINE: 4/1/2010 (drafts); 6/3/2010 (final)
CONTACT INFORMATION: http://www.archives.gov/nhprc/announcement/development.html
DESCRIPTION: Grants to improve the training and education of professionals in the archival and historical publishing communities.

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Improve the Quality of College Instruction!
Strengthening Institutions Program

POSTED: 12/7/2009
FUNDING SOURCE: Dept. of Education
ELIGIBILITY: IHEs serving at-risk students
$ AVAILABLE: N.A.
GRANTS AVAILABLE: N.A.
MAX GRANT SIZE: N.A.
DEADLINE: 1/6/2010
CONTACT INFORMATION: http://edocket.access.gpo.gov/2009/E9-28996.htm
DESCRIPTION: Grants to enable eligible IHEs to improve their academic quality, institutional management, fiscal stability, and increase their self-sufficiency and strengthen their capacity.

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Help Minorities Enter Engineering!
Broadening Participation Research Initiation Grants in Engineering
POSTED: 12/7/2009
FUNDING SOURCE: NSF
ELIGIBILITY: IHEs, especially minority-serving institutions, and research nonprofits
$ AVAILABLE: $5,000,000
GRANTS AVAILABLE: 30
MAX GRANT SIZE: N.A.
DEADLINE: 2/25/2010
CONTACT INFORMATION: http://www.nsf.gov/pubs/2010/nsf10509/nsf10509.htm
DESCRIPTION: Funds to increase the diversity of researchers in engineering disciplines to initiate research programs early in their careers, including those from underrepresented groups, engineers at minority serving institutions, and persons with disabilities.

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Improve Rural Infrastructure Regarding Waste Disposal!
Technical Assistance and Training Grant Program

POSTED: 12/10/2009
FUNDING SOURCE: USDA
ELIGIBILITY: Nonprofits
$ AVAILABLE: $5,000,000
GRANTS AVAILABLE: N.A.
MAX GRANT SIZE: N.A.
DEADLINE: 1/11/2010
CONTACT INFORMATION: http://edocket.access.gpo.gov/2009/E9-29466.htm
DESCRIPTION: Funding to support technical assistance and training activities that facilitate efforts by rural communities to access Recovery Act funding for critical water and waste disposal infrastructure projects, particularly those communities in smaller, lower income, and persistent poverty areas.

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Reduce Health Disparities Between Minority and Majority Groups!
Health Disparities Research on Minority and Underserved Populations

POSTED: 12/10/2009
FUNDING SOURCE: NIH
ELIGIBILITY: Nonprofit and public agencies, including IHEs
$ AVAILABLE: $1,900,000
GRANTS AVAILABLE: N.A.
MAX GRANT SIZE: $250,000
DEADLINE: 1/26/2010 (LOI); 2/26/2010 (final)
CONTACT INFORMATION: http://grants.nih.gov/grants/guide/rfa-files/RFA-MD-10-003.html
DESCRIPTION: Funds to support investigators whose current research focuses on disease/conditions that disproportionately affect ethnic racial minorities, underserved populations, and rural and low-income populations.

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Grants for Victims' Rights Projects!
Legal Assistance for Victims Grant Program

POSTED: 12/10/2009
FUNDING SOURCE: Dept. of Justice
ELIGIBILITY: Nonprofit and public agencies
$ AVAILABLE: N.A.
GRANTS AVAILABLE: N.A.
MAX GRANT SIZE: $650,000
DEADLINE: 1/21/2010 (LOI); 2/4/2010 (final)
CONTACT INFORMATION: http://www.ovw.usdoj.gov/docs/fy10-lav-solicitation.pdf
DESCRIPTION: Funding to increase the availability of civil and criminal legal assistance necessary to provide effective aid to victims of domestic violence, dating violence, stalking, or sexual assault.

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Improve Bus Systems!
Section 5309 Bus and Bus Facilities Livability Initiative Program Grants

POSTED: 12/8/2009
FUNDING SOURCE: Dept. of Transportation
ELIGIBILITY: Direct Recipients under the Section 5307 Urbanized Area Formula program
$ AVAILABLE: $150,000,000
GRANTS AVAILABLE: N.A.
MAX GRANT SIZE: N.A.
DEADLINE: 2/8/2010
CONTACT INFORMATION: http://edocket.access.gpo.gov/2009/E9-29242.htm
DESCRIPTION: Grants to ensure that the bus transportation system is accessible, integrated, and efficient, while offering flexibility of choices.

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Offender Employment Retention Grants!
Employment Retention
 
POSTED: 12/4/2009
FUNDING SOURCE: DOJ
ELIGIBILITY: Nonprofits, for-profits, and public agencies
$ AVAILABLE: N.A.
GRANTS AVAILABLE: N.A.
MAX GRANT SIZE: N.A>
DEADLINE: 12/28/09
CONTACT INFORMATION: http://edocket.access.gpo.gov/2009/E9-29008.htm
DESCRIPTION: Grants to enter into an eighteen-month cooperative agreement to develop a competency-based curriculum to train Employment Retention Specialists, as well as develop an assessment instrument to address both the strengths and risks of offenders in danger of job loss.

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Improve Outcomes for Native American Students!
Demonstration Grants for Indian Children

POSTED: 12/3/2009
FUNDING SOURCE: Dept. of Education
ELIGIBILITY: SEAs, LEAs, and Indian Tribes
$ AVAILABLE: $2,000,000
GRANTS AVAILABLE: 8
MAX GRANT SIZE: $300,000
DEADLINE: 2/18/2010
CONTACT INFORMATION: http://edocket.access.gpo.gov/2009/E9-28874.htm
DESCRIPTION: Funds to develop, test, and demonstrate the effectiveness of services and programs to improve the educational opportunities and achievement of Native American students.

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Enhance Science and Math Education at American Indian Universities!
Tribal Colleges and Universities Program (TCUP)

POSTED: 12/7/2009
FUNDING SOURCE: NSF
ELIGIBILITY: Tribal Colleges and Universities
$ AVAILABLE: $4,000,000
GRANTS AVAILABLE: 7
MAX GRANT SIZE: N.A.
DEADLINE: 1/14/2010
CONTACT INFORMATION: http://www.nsf.gov/pubs/2010/nsf10501/nsf10501.htm
DESCRIPTION: Funds to enhance the quality of science, technology, engineering and mathematics (STEM) instructional and outreach programs at Tribal Colleges and Universities, Alaska Native-serving Institutions and Native Hawaiian-serving institutions.

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Improve Scientific Competitiveness!
Proactive Recruitment in Introductory Science and Mathematics
POSTED: 12/8/2009
FUNDING SOURCE: NSF
ELIGIBILITY: IHEs
$ AVAILABLE: $3,000,000
GRANTS AVAILABLE: 4
MAX GRANT SIZE: $600,000
DEADLINE: 3/8/2010
CONTACT INFORMATION: http://www.nsf.gov/pubs/2010/nsf10511/nsf10511.htm
DESCRIPTION: Grants to strengthen the nation's scientific competitiveness by increasing the numbers of well-prepared, successful U.S. undergraduate majors and minors in science and mathematics.

Sincerely,
 

Bob Springmeyer
Bonneville Research
 



In This Issue
Bonneville Research:
Scorecard
Economic Notes:
Grants:
About Bonneville Research
Public Policy Initiatives:
This Weeks Leads:

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Bonneville Research
 
Bonneville Research is a regional consulting firm focused on consulting services to state and local governments including economic analysis for real estate development, public-policy analysis, tourism and economic development. Since its founding in 1976, Bonneville Research has completed assignments throughout the intermountain west yielding unmatched experience in high quality public policy analysis and economic analysis.

In broad terms, Bonneville Research assists state and local governments find workable solutions and to establish quality and sustainable public policy.  We often work with private developers and public agencies in assessing the future economics and outcomes of real estate projects, economic development plans and opportunities for public/private partnerships. Bonneville Research offers a diverse array of economic analysis and tools to answer complex problems.
  • Market and Financial Feasibility Analysis
  • Concept and Development Programming
  • Operational Analysis and Budgeting
  • Service Delivery and Cost Effectiveness Analysis
  • Business Organization and Marketing Strategies
  • Services Repositioning and Disposition
  • Economic Development Plans
  • Demand Assessment for Public and Cultural Facilities
  • Public-Private Partnerships
  • Economic and Fiscal Impact
  • Grant-writing/Fundraising
  • Fusing talents of a multi-disciplined staff, the firm's experience has concentrated in four interrelated fields:
  • Economic development and community planning
  • Law enforcement, fire and public safety
  • Recreation, tourism and leisure time
  • Management, benchmarking and best practice services
Bonneville Research
170 South Main Street, Suite # 775
Salt Lake City, Utah 84101
801-364-5300
BobSpring@BonnevilleResearch.com
 

Public Policy Initiatives:
 
IA - Culver Works to Consolidate State's Technology Services, Save Money. Gov. Chet Culver and the State Government Reorganization Commission came independently to the same conclusion this week, as the state government works to close a projected budget deficit in fiscal 2010. Culver released a government efficiency proposal to save Iowa $1.7 billion over five years. Prepared by consultant Public Works, the 90-point plan suggests consolidation of the state's systems for e-mail and payroll, wider use of thin clients and negotiating a statewide services contract for IT professionals. The report said the IT consolidation would cost nearly $ 8 million upfront, but would ultimately save $26.8 million. "To think that we have 223 data centers throughout state government really highlights how much opportunity there is to streamline and reduce the number of these data centers, and obviously in doing so will significantly reduce cost and save taxpayer money," Culver said. http://www.govtech.com/gt/584 

IA - Culver Tells State to Enact 39 Money-Saving Ideas. Iowa will dodge some painful budget cuts that threaten state government next year by implementing deep saving proposals, Gov. Chet Culver said as he ordered state departments to follow ideas proposed by a private consultant. Culver ordered state departments to follow or enact 39 money-saving measures or revenue enhancements recommended by Public Works LLC. They include massive consolidations of e-mail and Internet systems and reductions in human resources staff. "If we put a lean budget together, and we move forward on these recommendations and save more than $300 million based on these Public Works recommendations, there will be less likelihood that we're going to have to ask state employees to sacrifice more," Culver said. http://www.desmoinesregister.com/-saving-ideas 

This Weeks Leads: 
Bellini Juvenile Designer Furniture
Bellini Juvenile Designer Furniture operates 60 locations nationwide. The stores, specializing in upscale furniture and accessories for children, occupy spaces of 3,500 sq.ft. to 5,500 sq.ft. in lifestyle, specialty and strip centers. Growth opportunities are sought throughout major metropolitan markets nationwide during the coming 18 months, with representation by Sommers Consultants. Typical leases run 10 years. A vanilla shell is required. The company is franchising.  For more information, contact Ron Sommers, Sommers Consultants, 301 North Main Street, New City, NY 10956
 
The Rice Garden

The Rice Garden, Inc. trades as The Rice Garden at 58 locations throughout AZ, CA, IL, KS, MO, NM, NV, OK, TX and UT. The Chinese food restaurants occupy spaces of 500 sq.ft. to 2,000 sq.ft. in malls, street fronts, universities and endcap spaces of shopping centers. Growth opportunities are sought throughout the existing markets during the coming 18 months. Typical leases run five or 10 years with five-year options. A vanilla shell is required. Major competitors include Panda Express. For more information, contact Hon Lung Siu, The Rice Garden, Inc., 2121 West Mission Road, Suite 301, Alhambra, CA 91803
 
We're Rolling Pretzel Co.
WRPC, Inc. trades as We're Rolling Pretzel Co. at 50 locations throughout IN, KY, MI, OH, PA and WV. The shops, offering hand-rolled soft pretzels, occupy spaces of 200 sq.ft. to 1,000 sq.ft. in malls, urban/downtown areas and entertainment, lifestyle, outlet, specialty, tourist and value centers. Plans call for 15 openings nationwide during the coming 18 months. Typical leases run five years. Major competitors include Auntie Anne's. The company is franchising. For more information, contact Kevin Krabill, WRPC, Inc., 2500 West State Street, PO Box 6106, Alliance, OH 44601
 
Pizza Patron Restaurants
Pizza Patron Restaurants operates 92 locations throughout AZ, CA, CO, FL, NV and TX. The pizzerias occupy spaces of 800 sq.ft. to 1,500 sq.ft. in endcaps of community centers with a drive-thru. Plans call for 30 to 35 openings throughout the existing markets and GA during the coming 18 months, with representation by RTS Real Estate Services, LLC. Preferred cotenants include grocery and video stores. Preferred demographics include a population of 60,000 within three miles earning $40,000 to $55,000 as the average household income. Expansion is franchise-driven. For more information, contact Marsha Schneider, RTS Real Estate Services, LLC, 6370 LBJ Freeway, Suite 170, Dallas, TX 75240
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