Srs retail capabilities_pitch_book

1. SRS Capabilities Presentation
and Discussion Meeting
Prepared for
October 21, 2011

2. 2
Introduction to SRS Team Members
Steve McClurkin, Senior Vice President
Steve joined SRS in 2011 as Senior Vice President and Market Leader for the Newport Beach office. His responsibilities will
be to grow the Newport Beach office while continuing to focus on tenant representation throughout southern California. Steve
began his retail real estate career in 1997 at Grubb & Ellis in Newport Beach. In 2000, his interests led him to Main & Main to
focus on tenant representation. During his tenure at Main & Main, Steve served as a partner. In 2008, Steve was recruited
back to Grubb & Ellis to assist them with launching a national tenant representation division. Steve has experience with
marketing, management, merchandising, trade area analysis, negotiating and analyzing real estate throughout California,
Arizona, Colorado, Oregon, Nevada and Hawaii.
Garrett Colburn, Senior Associate
Garrett joined SRS in 2011 as senior associate in the Newport Beach office. He has been in the commercial real estate
industry since 2004, transitioning from development and project management into brokerage in 2009. Prior to SRS, Garrett
was an associate at Grubb & Ellis where he focused on tenant representation. Before joining Grubb & Ellis, Garrett was the
development manager for Thomas Enterprises, a national retail developer with lifestyle and power centers throughout the
south and California.

3. 3
Introduction to CresaPartners Team Members
Ken Ward, Co-Founder and Principal, CresaPartners
Ken Ward, Co-Founder and Principal of CresaPartners in Newport Beach, CA, has been instrumental in the growth and
development of the company’s corporate services business. Recognized by his peers as one of the nation’s most
accomplished corporate real estate advisors, Ken began his career in 1981 with Security Pacific National Bank and entered
the commercial real estate industry in 1985. Since then, Ken has represented over 350 major corporations and professional
service firms and has led in excess of 1400 negotiations with a cumulative value exceeding three billion dollars.
Ken’s focus and specialty is representing the interest of corporate users. His experience includes facility lease, purchase and
sale transactions, land sales, acquisitions, build-to-suit and “for sale or lease” facility dispositions. Ken has provided short-
and long-term tactical/strategic planning and portfolio management for Fortune 100 companies and has led countless
corporate headquarter assignments that include facility consolidations and expansions of several hundred thousand to over
one million square feet.
Dillon Dummit, Senior Advisor, CresaPartners
Dillon Dummit, Senior Advisor at CresaPartners specializes in purchase and lease assignments as well as facility dispositions
on behalf of his commercial and industrial clients. Dillon has completed lease and sale assignments both domestically and
abroad and his strong work ethic, attention to detail, and desire to remain personally accountable throughout the life of each
assignment has served to establish a long list of notable repeat clients.
Dillon has a strong history of pursuing and realizing maximum economic value on each of his lease or purchase assignments.
His ability to secure optimum economic results is evidenced by a consistent record of effectively implementing creative
strategies and leveraging a broad base of integrated industry disciplines. Dillon’s keen ability to uncover hidden facility-related
costs and negotiate lease and/or purchase protection clauses speaks directly to Dillon’s sense of commitment and attention
to key economic drivers. Dillon is a strong advocate for any corporate client looking to make an important lease or purchase
decision.

4. 4
Suggested Discussion Topics / Agenda
• Review of 99 Ranch Market’s Retail Real Estate Process and Brokerage Network
• What’s working well and where do you have challenges?
• What are your specific near term retail real estate goals?
• Quick Overview of SRS Capabilities with emphasis on Brokerage Services
• Deeper Discussion of SRS’ ability to support 99 Ranch Market
• Q & A
• Sharing of Best Practices
• Next Steps

5. SRS Real Estate Partners
Capabilities Overview

6. 6
In 1986, Roger Staubach and Chris Maguire created
Staubach Retail Services. In 2009, we evolved into
SRS Real Estate Partners. The foundation laid by
these two leaders, the people they have entrusted as
team members and the business built since, are
responsible for our past success and yours in the
future. Welcome to the journey, the road to success.
“Proudly the nation’s
largest real estate firm
dedicated exclusively to
retail”
Celebrating
Coast to Coast

7. 7
The SRS Constitution
Mission Provide extraordinary real estate services to users and owners of retail real estate. Our success is measured in the achievement
of our clients’ objectives, satisfaction and trust.
Values
• Integrity: We will not compromise our individual or corporate
integrity for any reason. Everyone will be held to the highest
ethical standards of honesty and integrity in all business dealings,
both internal and external to the company. Every individual
pledges to preserve the corporate integrity.
• Respect: We celebrate the intrinsic value of each person because
it is the right thing to do. We embrace diverse perspectives and
cultural backgrounds as this builds a positive work environment for
all regardless of race, age, gender, religion or sexual orientation.
• Teamwork: Teams work. The collective efforts of varied
specialists will produce extraordinary results; lone efforts do not.
Fidelity to the team ethic will result in personal achievements
beyond one’s own capabilities. Teamwork allows us to serve our
clients needs consistently office to office globally.
• Balance: Balanced lives will make for a healthier and consistently
productive organization. While hard work and devotion to our
profession are desired qualities, all employees are encouraged to
balance their faith, family, community and self with those of their
vocation.
• Leadership: Our continued success relies on our ability to attract
and motivate leaders of character throughout the organization. If
we invest in people who demonstrate integrity and achievement,
success will be the natural consequence. Principled-leadership
and technical competence will never become obsolete.
Operating Principles
• Quality: Pursue excellence in all of our professional endeavors
and remain above the conflicts that prevail in our industry. Inform
our clients of any potential conflicts, whether real or perceived.
Always choose the harder right over the easier wrong. We will
accept only excellence in both client services and quality of our
work.
• Client Service: We will adopt the objectives of our clients and
dedicate ourselves to the achievement of their goals. We strive to
understand our clients' long-term operational objectives and to
orient our work to achieve these objectives, rather than simply fulfill
a short-term real estate need.
• Value-Added Service: Deliver value every day. Exceed our
clients' expectations by maintaining standards of value-added
services well above the norms in our industry. Seek not only to
achieve what is asked of us, but provide more than is expected.
Guarantee of Value
• If we have not provided value, in terms of time, money, and
qualitative issues while performing our duties, we will waive all or
part of our fees at the reasonable discretion of our client.

8. 8
Our History
1986 1989 1996 1999 2002 2005 2009 2011
SRS Real
Estate Partners
opens in Dallas
to exclusively
serve the retail
real estate
industry
Newport
Beach, San
Francisco and
South Florida
offices now
open
Atlanta,
Chicago and
New York
offices now
open
Philadelphia
and Phoenix
offices now
open
Denver,
Houston,
Minneapolis,
Orlando and
Portland offices
now open
Austin and
Mobile offices
now open
SRS Real
Estate Partners
unveils a new
brand with a
strong heritage
East Bay, San
Jose and
Tampa offices
now open
Brokerage
Services
launched with
tenant
representation
at its core
Development
Services and
Corporate
Services
offerings now in
full swing
Investment
Services
platform
launched
Managed
Services
offering
launched
“For 25 years your satisfaction has been our guarantee.”
– Chris Maguire, CEO & Chairman of the Board
SRS Real Estate Partners

9. 9
Lines of Business
Brokerage
Services
Corporate
Services
Development
Services
Investment
Services
Managed
Services
Tenant representation
Disposition
Landlord representation
Land brokerage
SRS Urban
Lease administration
Lease renewal and
restructuring
Portfolio disposition
Project / construction
management
Facilities management
Strategic advisory
Preferred development
Fee development / build-
to-suit
Redevelopment
Development advisory
Investment sales
Sale / leaseback
Commercial mortgage
brokerage
Financial advisory
Asset / property
management
Lease administration
Design and construction
management
Marketing and leasing
management
Property advisory
Retailers and users of
retail space
Owners / investors of
retail space and centers
Retailers and users of
retail space
Office / industrial users for
lease administration
Retailers and users of
retail space
Owners / investors of
retail space and centers
Owners / investors of retail
space and centers
Advanced market
research and strategic
planning
Site selection,
acquisitions,
dispositions, and leasing
Outsourcing & staff
augmentation
Occupancy cost reduction
Growth initiatives
New construction and
redevelopment
Turn-key creative
solutions
Multi-unit programs
Maximizing value for each
situation
Real estate advisory and
valuation
Expert transactions
Local market solutions
Retail repositioning
Maximizing NOI and asset
value
Services
Target
Customers
Focus

10. 10
SRS by the Numbers
20 284
429 $182M
$1.6B #1
Number of offices.
Serving from across the
street, across the nation,
and from offshore locations
Number of retailers represented.
Serving users and owners of retail
space of every kind
How much clients saved.
Saving our clients money through
our broad range of services
(2011)
Number of team members.
Maintaining our ability to keep
our commitments to clients
Value of transactions.
Delivering completed assignments
for our clients (1,200 in 2011)
Market position.
Proudly the nation’s largest
retail real estate firm

11. 11
Blue Chip Client Base

12. 12
SRS Offices and Resources

13. 13
Affiliate and Alliance Partners
Affiliate or Alliance
Partner
Nature of Relationship
Cypress Equities
Companies
Cypress Equities companies are developing and/or managing approximately 10 million
square feet in projects throughout the U.S. and Caribbean, consisting of community and
power centers, as well as vertically integrated mixed-use villages that incorporate retail,
residential, hotel and offices. Cypress Equities is an affiliate of SRS and is leveraged for
SRS’s Development Services, Investment Services and Management Services offerings,
most often in partnership with SRS or through a direct to client arrangement.
Zenta
Zenta is a trusted outsourcing partner for the world’s leading real estate and financial
institutions providing some of the most sophisticated activities performed in India. SRS
has 25 certified Zenta resources on SRS’s staff in India and contracts those resources in
a prime contractor relationship model.
Quality Project
Management LLC
Quality Project Management offers scalable, flexible and affordable project management
solutions for retailers across all 50 states. SRS teams with QPM for project management
solutions most often in a prime contractor relationship model.
FacilitySource, Inc.
FacilitySource provides a managed service model that enables customers to optimize
their facility maintenance process. SRS teams with FacilitySource for facility
maintenance optimization most often in a prime contractor relationship model.
Arrow Retail
Arrow Retail acquires quality retail properties that need to be recapitalized or repositioned
due to difficult market conditions or capital constraints. Leveraging an unparalleled
platform of strategic affiliates - including retail industry veterans SRS Real Estate Partners
and Cypress Equities - Arrow Retail accesses a broad array of expertise, market
knowledge, and relationships throughout the United States.

14. Brokerage Services
Overview

15. 15
SRS Brokerage Services Capabilities
Tenant
Representation
Disposition
Landlord
Representation
Land Brokerage SRS Urban
For 25 years SRS has
provided retailers with
strategic market
planning, site selection,
and transaction
management supported
by leading edge research
capabilities and local
market knowledge
SRS assists our clients
with the liquidation of
underutilized assets by
disposing of excess
space, higher and better
use space, non-strategic
assets and by
terminating leases
Our vast selection of
resources coupled with
our strong tenant
relationships allows us to
build a customized and
aggressive approach to
each leasing opportunity
SRS combines intricate
knowledge of
development activity,
local ordinances, zoning
and environmental issues
with powerful research
and marketing tools to
acquire or sell quality
tracts of land
SRS has the insight and
relationships to uncover
landmark locations for
retailers, identify trend-
setting retailers for an
owner's development
and connect active
investors focused on
urban markets
SRS delivers superior
sites that routinely
exceed sales forecasts
and that are typically
10% or more below
market rental rates or
asking sales price
SRS has disposed of
more than $3 billion in
real estate obligations for
its disposition clients
Since 1986, SRS has
represented landlords in
every major market,
completing more than
4,800 transactions with
transaction value in
excess of $3.9 billion
SRS specializes in land
brokerage working with
landowners, investors,
developers and retail
end-users to maximize
returns and produce the
best and highest site use
SRS Urban was created
as a separate line of
service in 2011. SRS
has delivered Urban
transactions since it’s
inception 25 years ago
Since 2004, SRS has
assisted in the opening of
over 335 Justice stores
(59 in the first year
alone). 95% of stores
met sales forecasts with
1 in 5 significantly
exceeding projections
Since 2005, SRS has
helped Brinker
International complete 95
transactions including
sales, subleases, and
terminations
Since 2006, SRS has
represented the highest
profile, most successful
mixed use development
in Fort Worth, TX, West
7th, and has leased over
200,000 sf of space to
preferred tenants
In 2011, SRS sold an
excess parcel for USPS.
Through the bid process,
the sale price exceeded
list price. Target was the
buyer and will develop
retail on the site
Opened first ever Dick’s
Sporting Goods store in
New York, on Staten
Island. Successfully
opened a 30,000 square
foot store in a vertical
project
Description
Results
Client
Example

16. 16
Category Expertise
• SRS represents an extremely diverse client base, with retailers from 45 different categories
falling into the following specialty groups
• Anchor Retailers
• Junior Anchor Retailers
• Restaurants and Entertainment
• Fashion and Lifestyle
• Service and Convenience
• Food and Drug
• Automotive
• Leisure and Hospitality
• SRS has deep experience with the following product types
• Single Tenant and Pad Users
• Power Centers
• Lifestyle Centers
• Community and Grocery Anchored Centers
• Mixed Use Developments
• Urban Street Front Retail
• Regional Malls

17. 17
National Brokerage Leadership Team

18. Corporate Services
Overview

19. 19
SRS Corporate Services Focus
Lease
Administration
Lease Renewal
and
Restructuring
Portfolio
Disposition
Project /
Construction
Management
Facilities
Management
Strategic
Services
SRS has one of the
largest lease
administration
teams based in
North America,
supported by
offshore partners
serving clients
globally since 1996
SRS brings 25
years of lease
negotiation
experience for
occupancy cost
reduction and
enhancement in
contractual position
for retail leases
SRS eliminates
lease obligations
and significantly
reduces balance
sheet carrying costs
through its multi-
channel portfolio
disposition solutions
With Quality Project
Management, SRS
offers scalable,
flexible and
affordable project
management
solutions for
retailers across all
50 states
Through
FacilitySource, SRS
provides a
managed service
model that enables
customers to
optimize their facility
maintenance
process
SRS offers strategic
research and
advisory consulting
and expert
integrated account
management
solutions for multi-
service initiatives
SRS delivers
consistent and
measurable results
that save clients 1%
to 2% of their
annual occupancy
costs
SRS saves clients
10% to 25% of
future lease
expense on 75% or
more of the lease
actions assigned by
clients
SRS has disposed
of more than $3
billion in real estate
obligations for its
portfolio disposition
clients
QPM completes
thousands of
projects each year
on-time, and within
budget, while
mitigating overhead
spend
FacilitySource
saves clients 20%
to 25% on their
maintenance spend
while reducing
internal overhead
expenses
SRS completes
numerous research
and consulting
projects each year
and manages
several multi-
service accounts
Since 1999, SRS
has saved
Blockbuster more
than $45 million
through the
outsourcing of their
lease administration
function
Since 2006, SRS
has saved Staples
more than $35
million in rental
obligations through
its lease renewal
and restructuring
services
Since 2000, SRS
has disposed of
over 1,100 locations
and saved $450
million in future
carrying costs for
CVS Pharmacy
Since 2001, QPM
has completed
several thousand
projects for Home
Depot including
surveys, lighting,
remodels, and new
construction
Since 2002,
FacilitySource has
helped one retailer
reduce the average
invoice by 20% and
save more than $16
million in spend and
related overhead
SRS designed and
transitioned the
FedEx Office small
store program and
mobilized numerous
service providers for
a successful
implementation
Description
Results
Client
Example

20. 20
Working Session
Deeper Discussion & Next Steps