Note 8. Operating (Gains), Losses and Other Charges, Net

Operating (gains), losses and other charges, net were comprised of the following:

	Fiscal Year Ended
	December 28, 2011			December 29, 2010			December 30, 2009
	(In thousands)
Gains on sales of assets and other, net	$	(3,187	)	$	(9,481	)	$	(19,429	)
Restructuring charges and exit costs		1,234			4,162			3,960
Impairment charges		4,055			375			986
Operating (gains), losses and other charges, net	$	2,102		$	(4,944	)	$	(14,483	)

Gains on Sales of Assets

During the year ended December 28, 2011, we recognized gains of $3.2 million, primarily resulting from the sale of 30 restaurant operations to nine franchisees, the sale of real estate and the recognition of deferred gains related to a restaurant sold to a franchisee during a prior period. During the year ended December 29, 2010, we recognized gains of $9.5 million, primarily resulting from the sale of real estate to franchisees and the sale of 24 restaurant operations to 14 franchisees. During the year ended December 30, 2009, we recognized gains of $19.4 million, primarily resulting from the sale of 81 restaurant operations to 18 franchisees and the sale of real estate to franchisees.

Restructuring Charges and Exit Costs

Restructuring charges and exit costs consist primarily of the costs of future obligations related to closed units and severance and other restructuring charges for terminated employees and were comprised of the following:

	Fiscal Year Ended
	December 28, 2011		December 29, 2010		December 30, 2009
	(In thousands)
Exit costs	$	848	$	1,247	$	698
Severance and other restructuring charges		386		2,915		3,262
Total restructuring charges and exit costs	$	1,234	$	4,162	$	3,960

Severance and other restructuring charges of $2.9 million for 2010 resulted primarily from severance costs related to the departure of our Chief Executive Officer. The $3.3 million of severance and other restructuring charges for 2009 primarily resulted from severance costs related to the departure of our Chief Operating Officer and Chief Marketing Officer.

The components of the change in accrued exit cost liabilities were as follows:

	December 28, 2011			December 29, 2010
	(In thousands)
Balance, beginning of year	$	4,948		$	6,555
Provisions for units closed during the year (1)		433			755
Changes in estimates of accrued exit costs, net (1)		415			492
Payments, net of sublease receipts		(2,200	)		(3,275	)
Reclassification of certain lease liabilities, net		(166	)		(136	)
Interest accretion		433			557
Balance, end of year		3,863			4,948
Less current portion included in other current liabilities		1,116			1,400
Long-term portion included in other noncurrent liabilities	$	2,747		$	3,548

(1)	Included as a component of operating (gains), losses and other charges, net

Estimated cash payments related to exit cost liabilities in the next five years are as follows:

	(In thousands)
2012	$	1,415
2013		897
2014		742
2015		471
2016		233
Thereafter		1,006
Total		4,764
Less imputed interest		901
Present value of exit cost liabilities	$	3,863

The present value of exit cost liabilities is net of $2.8 million of existing sublease arrangements and $1.1 million related to properties for which we expect to enter into sublease agreements in the future. See Note 9 for a schedule of future minimum lease commitments and amounts to be received as lessor or sub-lessor for both open and closed units.

As of December 28, 2011 and December 29, 2010, we had accrued severance and other restructuring charges of less than $0.1 million and $0.1 million, respectively. The balance as of December 28, 2011 is expected to be paid during 2012.

Impairment charges of $4.1 million for the year ended December 28, 2011 resulted primarily from the impairment of assets of three underperforming units and two units identified as assets held for sale.