SAN ANTONIO-Retail fundamentals are in place for a hardy year, with sales above the national average. The market absorbed 408,400 sf by the Q4 close to drive down vacancy just a bit. Retailers, like their customers, are finding good deals from building owners.

AUSTIN-The two-year-old Layer N adds 6,000 sf to its lease at Research Park Plaza II in the far northwest submarket. The Austin-based chip company started 2001 with four employees and ended with 42. More growth is forecast for this year.

AUSTIN-Austin City Council today hears the pros and cons for the 150-unit Villas on Guadalupe, a student apartment complex on the fringe of the University of Texas campus. Planners say it's a good fit, but opponents fault parking provisions and building height.

AUSTIN-The five-story Alamo Title building in the northwest submarket keeps its 100% occupancy in a renewal decision by Eureka E-Solutions. The firm occupies 9,500 sf in the structure, one of three in the Balcones Office Park.

SAN ANTONIO-LTD Financial Services takes 17,584 sf of 81,000 sf vacated by SBC Communications. The 193,148-sf Corporate Square Tower office will house the firm's first location outside its homeport.

AUSTIN-San Francisco-based Providian Financial is cutting back in other markets, but not in Austin where it's hiring instead of firing. The firm's credit card subsidiary re-ups office-flex space 6500 Tracor Lane.

SAN ANTONIO-It's been a long time in coming, but work finally begins on the 1.3 million-sf, high-end Shops at La Cantera. The Rouse Co. and a USAA subsidiary are the developers of the 148-acre retail project.

AUSTIN-Austin City Manager Jesus Garza heeds a beckon to manage the Lower Colorado River Authority. Round Rock Mayor Robert Stluka has eyes on being a lobbyist in the state legislature. Both men have been instrumental in community growth.