REVAMP SQUEEZES OUT LONGTIME BUSINESSES.

Byline: Susan Abram Staff Writer

BURBANK - With the opening of the AMC-16 Theatre this summer and the expected debut of Urban Outfitters this fall, Burbank Village property is hot - and smaller businesses are feeling the heat.

A&S Bargain Bookstore, 301 San Fernando Blvd., will close by the end of the year to make way for a buffet. Book City of Burbank at 308 N. San Fernando Blvd., closed in June.

Landlord Leonard Borden said the A&S book shop, formerly a Crown Books location, will be remodeled for a restaurant. Negotiations are under way to bring in Heavenly Buffet, which features Chinese, Japanese and American food.

``The bookstore was just a temporary arrangement and we're basically waiting to see how the AMC behind us will do,'' Borden said. ``The AMC makes our property more desirable because of the excitement that it brings, the parking that's planned. It throws a lot of people into our area.''

The second phase of the AMC project began earlier this month, with demolition of the existing theater complex. Retail, restaurants and a parking structure are planned for the old site, said city Planning Manager Jennifer Mack. Demolition is expected to be completed by Oct. 1, she said.

City officials, however, are still in negotiation with retail businesses. So far, only the Macaroni Grill has confirmed it will come in, Mack said.

Maintaining some of the older, smaller businesses in the area is being discussed, Mack said.

``One of the things we did was take a survey to ask people what they wanted to see in the Village,'' Mack said. ``They still want to keep the uniqueness of some of the stores, even with the changes happening.''

That offers little comfort to Mitch Seigel, former owner of Book City.

Seigel said his shop closed in June because his rent was about to skyrocket -from $2,500 to $17,000 a month.

His family closed a similar shop at Hollywood & Highland in June as well. Only one of their shops - on Hollywood Boulevard - remains open and is celebrating its 30th anniversary this year.

``It's a shame because Burbank needs all the culture they can get,'' he said. ``To let my store go is a shame. Burbank doesn't have a museum, they don't have any galleries. No matter what they build there, it'll always be Mayberry. Now it's modern-looking, but there's still a lot of old-fashioned thinking.''

Barry Kessler, a member of the Burbank Village Business Improvement District Advisory Board and owner of Kessler Jewelers, said rents will likely go up for smaller businesses such as his own as more landlords realize they can move in big-name retailers.

``The city has adopted a different attitude now toward old buildings,'' he said. ``As a result, they are also extending certain kinds of credits toward those who want to come in. Some of the firms that have been around a long time that don't have sturdy legs may drop by the wayside.''

Susan Abram, [phone]

susan.abram(at)dailynews.com