Empire company profile

EMPIRE REALTY GROUP, LLC A Full Service Retail Real Estate Development Company

• Turn Key Real Estate Development Serving The Retail and

Restaurant Industry • Market Strategy, Brand Development, and Retail Site

Selection Services • Development & Tenant Improvement Advisory Services

• Real Estate Investments • Property Management

• Property & Leasehold Dispositions • Environmental Remediation Management

12100 Wilshire Blvd. 8th Floor,

Los Angeles, CA 90025 (310) 806-9380, (510) 588-4041 fax

[email protected]

Serving Northern and Southern California since 1985

Our Company   Empire Realty Group, LLC is a multi-faceted retail real estate development company that facilitates

the brand development, growth and expansion of retail and restaurant brands.   Based upon years of industry experience and the desire to streamline gaps in the complicated retail

and restaurant categories, Empire brings a dynamic and unique business service to the industry. Empire has achieved its success through the successful development of its own projects, as well as providing strategic planning, entitlement, repositioning, site selection and development consulting services to other landowners, and facilitating the growth of its retail and restaurant clients.

  Empire's core belief rests in the concept that building, promoting, and growing its clients business effectively requires a synergy of inter-corporate disciplines working side by side to achieve its goals which ultimately grows a retail and restaurant brand.

  At Empire, we understand concepts, business plans and designs are created and drawn for somebody to read, but our mission is to take it off the page and make it spoken to the customer. Customers have choices and its our job to assist our client in making those choices real and beneficial to its bottom line.

  Empire, under the leadership and direction of Linnard Lane, encompasses professionals from retail, real estate, leasing, finance and financial modeling, site selection and development, project entitlements, construction management, and architecture. Mr. Lane has exhibited hands on control in all of these disciplines for close to 29 years and his vast array of industry experience with retailers, corporate clients, governing agencies, financial institutions, construction professionals, and property owners enables our company to be in a unique position to consult, design, develop, and implement a well-rounded expansion plan.

  Empire's clients range from some of the largest retail corporate and Franchisor/Franchisee organizations in the United States to Regional Start-Ups. Our boutique-style approach allows for the utmost flexibility depending on what the client's needs may be.

  Whether the need is basic consulting services or comprehensive site and store development, Empire can accommodate your needs. Flexibility is the cornerstone of our business.

EMPIRE REALTY GROUP, LLC

Our Services   I. Retail Site Selection Services   II. Turnkey Real Estate Development Services   III. Building and Construction   IV. Structured Financing   V. Consulting Services   VI. Property Management   VII. Property & Leasehold Dispositions   VIII. Environmental Remediation Management


I. Retail Site Selection Services   Market Selection / Market Strategic Planning

• In-depth examination of concept definition (as provided by client) • In-depth examination and creation of a customer profile • Identification of markets best suited for client growth • Comprehensive market mapping that includes all newly identified trade areas, as well as clients existing units and those of any competition.

  Market Build Out • Each new trade area will be given a ranking/priority in which they should be built out, creating a clear view of the market capacity and the time frames to complete the market build-out.

  Real Estate • Facilitate the sourcing of potential locations and opportunities • Represent client in negotiating purchase contracts, letters of intent, and lease agreements (in conjunction with the client’s legal department).

  Site Analysis • Overall demographic and psychographic analysis (paying special attention to the demographic mix that defines a potentially successful client trade area) • Retail synergy/strength analysis/co-tenancy support • Street positioning/line-of-site (corner, off-corner, mid-block, signalized intersection) • Placement of signage, quantities and types allowed • Access and parking • Traffic counts/traffic flow/trade and psychological barriers, daytime population

  Entitlements • Site Research Package - a complete report identifying all governmental requirements from city, county, state and federal agencies, including but not limited to: Conditional Use Permits, Fees, Dedications, Traffic Studies, Environmental Impact Reports, Parking Regulations, Zoning, Signage Rights • Meet with city/county officials • Process all plans/ obtain permits


II. Turnkey Real Estate Development Services

  Empire Realty Group, LLC's comprehensive real estate development component allows retail companies and restaurants to focus on what they do best - their business.

  We take the unknowns out of the equation with a balanced approach to real estate and store development. From site selection to project design, permits and entitlements, to construction and project management, to economic impact reporting and financing, tax incentive civic programs and public redevelopment. Empire brings the project along to turnover and delivery making sure all details are covered to meet the clients needs.

  Empire has a proven record of successfully delivering small site acquisition projects, large complex turnkey projects, and executing retail multi unit roll outs. Over the last 15 years, we have sourced, acquired and built numerous sites for a number of satisfied clients including Starbucks Coffee, Noah’s Bagels, FedEx/Kinko's, Michael's Stores, Applebee's, TGI Fridays, Chipotle, Peets Coffee and others.

  Our services focus on geographic and professional specialization utilizing a flexible approach in how we conduct our work both as a company and as individuals. Markets we have first hand specific expertise in include Los Angeles and Orange Counties, the Inland Empire of San Bernardino and Riverside Counties, the entire San Francisco Bay Area, Sacramento, Central California and San Diego.

  Owner or tenant. new facility or build-out. relocation or expansion. single or multi-site. private or public sector, we can act as your real estate project management partner anywhere in California. If your company or firm needs to focus on its core competencies, Empire will initiate and execute the real estate and store development process from concept to completion. Our success is measured by your success when it comes to building out and developing retail markets.


III. Building and Construction   Pre-Development Site Research

- Perform initial site inspection, feasibility and cost and risk analysis - Conduct code review - Assemble and coordinate design and construction team - Agency contact (all impacting jurisdictions and governing authorities) - Confirm water, sewer, storm water, telephone, electrical and gas utility service

  Entitlements - Conditional use permits - Parking regulations, process plans & permits - Fees, traffic studies, environmental impact, signage rights, zoning - Ensure compliance with client standards - Meet with city/county officials, make presentations at public hearings to Planning Commissions, Design Review Boards and City Councils - Ensure efficient processing of all permits and approvals

  Budget & Schedule - Establish initial budget estimate & project schedule - Control project's scope and bid process, conform to budget - Coordinate with client's purchasing and selected vendors processing - Manage changes to project’s scope, schedule and related costs

  Course of Construction Management - Negotiate final scope and budget with successful contractor - Perform course of construction inspections - Manage field construction operations from ground breaking to C of O, punch list and turnover to Operations

  Project Close-Out - Provide final project review recapping layout, deal points, final costs, TI Contribution reimbursement and punch list completion.


IV. Structured Financing   We at Empire understand how important financing is in the retail and restaurant development

process. Our established network of specialized lending and equity sources gives our clients options when it comes to the intricate lending process.

  Empire can handle the entire process from concept to completion for its clients. We understand each client has different financial needs, criteria and concerns. This is where Empire evaluates each client's situation in order to assist in obtaining the best financing for its clients.

  Where civic or public financial assistance programs would prove helpful or is required to enable a project or make a new store viable in a redevelopment setting or trade area, Empire can identify what programs are available, from city staff discretionary Design Assistance funds to Disposition and Development funding to Owner Participation Tax Incentive programs. We act as the clients representative in creating qualifying deal structuring, negotiating the unique business terms of each program and navigating the complex agency approval and funding process.

  Given the percentage of corporate budgets devoted to facilities, nothing impacts a balance sheet more than commercial real estate. Profitability is driven by your firm’s success in aligning occupancy needs with financial objectives and costs of available operating capital. The value is clear, but the path is complex. We help pave the way by delivering capital markets solutions to our clients.

  With our experience in both commercial real estate and the capital markets, we'll work with you to uncover value in every facet of your portfolio. There’s no need to shoot from the hip at emerging financial challenges. We'll develop realistic strategies to align financing and occupancy decisions with tax, operational, and profit/loss objectives.


V. Consulting Services   At Empire, we offer comprehensive consulting services in the area of retail and restaurant

expansion. Our firm recognizes that each of our clients has a unique business situation. At our core, we listen to our clients' needs and tailor a custom plan for them to implement. Many real estate initiatives are designed to get the immediate job done but we deliver strategies that take a longer view. When real estate decisions align with your company’s broader business and financial objectives, it's only natural that expectations are soon exceeded. Successful strategies typically pay for their development costs many times over, and real estate savings of 10 percent to 15 percent are not unusual.

  For property owners, tenants and investors wishing to reposition and rehabilitate their property or location, Empire understands no two properties are exactly alike. We can bring to bear our experience in marketing, retail design trends, leasing and construction to analyze the asset and develop a plan to reposition or enhance its value and then help the client execute that plan in the most cost effective manner.

  Through Empire's vast experience in dealing with environmentally contaminated properties and brownfields, we can advise our clients how to best address and manage the impacts to site operations, loan compliance, regulatory reporting, and plot a course for our clients that will accelerate navigating the complex regulatory and remediation process.

  Empire serves as your strategic advisor, lowering your real estate costs and occupancy risks while maximizing workplace flexibility and productivity. We'll analyze your business drivers and occupancy needs, identify and evaluate appropriate options, and manage lease negotiations. In fact, we'll be your on-call expert for all your leasing and lease administration questions.

  Whether our clients need segmented or comprehensive consulting services, Empire's flexibility will meet each client at each level of the consultation process. We partner with you to create and execute solutions that not only look good on paper, but work in practice.


VI. Property Management   Empire seeks to understand the property owner's objective and establish a management plan to

attain the balance between cash flow and asset appreciation which will meet the established objective.

  Our commercial property management strategies help real estate owners and tenants reduce their operating costs and enhance asset values all while maintaining a superior work environment for tenants. Our expertise in tenant satisfaction, maintenance requirements, and sustainability practices helps you provide tenants a place to prosper long term. Building long-term relationships and enhancing asset value is embedded in our approach to serving owners, tenants and investors. Our philosophy today is the same as when Empire was founded – Professionalism. In property management, we pride ourselves on high quality standards, timely and accurate accounting and reporting. These principles have helped serve as cornerstones for Empire's operations.

  Our goal at Empire is to create and maintain the financial success of your property(s), while freeing you from the day-to-day management tasks. Rest assured you can enjoy the benefits of being a property owner without having the headaches that sometimes accompany the management of your investment. With Empire's experience at being both a landlord and advising tenants, we have the unique ability to see both sides of a business issue and negotiate harmony for all parties.

  Earning successful returns on leased commercial property means more than just collecting rent checks and making sure the trash is picked up or the parking lot is swept but also keeping space leased. It begins with a firm grasp of what your tenants want and need and what they will pay for it. With market conditions always changing, tenant repositioning opportunities can occur whether you’re desirous of them or not. We help Landlords craft revenue stability and quality with an effective leasing strategy to keep or if need be, find the best mix of tenants at the best lease terms – and retain them for lasting value. Whether you're an investor, developer, retailer, property company or public entity, that's the way we'll go to work for you. We'll bring a strategic, proactive leasing approach to your commercial real estate assets so that you can focus on continuous financial growth.


VII. Property & Leasehold Dispositions   Ready to put cash back to work in your core business? Want to create immediate impact on

your P&L? Consider redeploying your capital investment locked up in owned real estate through sale-leasebacks. Or reduce your run rate by selling partially or poorly utilized facilities and leaseholds to investors interested in converting your pain into their gain. We will carefully analyze your commercial real estate, financial statements and operational plans. Then, design an action plan that matches up your objectives with a range of potential investors through relationships we maintain throughout the industry.

  By integrating Empire's real estate expertise and long standing relationships with national and local real estate firms, Empire ensures that the client achieves the highest return on the disposition of real estate fee and leasehold assets.

  In addition to the sale and or sublease of the asset, Empire delivers guidance regarding consolidation, restructuring and right-sizing projects. The development of a disposition strategy for each surplus property or leasehold that focuses on recovering optimal value for the asset is another component of Empire’s disposition program. Using our knowledge and experience, we consider the following elements when creating a disposition strategy: • real estate market conditions • property re-use/redevelopment potential • "highest and best use" versus "sell as-is" tradeoffs • condition and marketability of any existing improvements • zoning, re-entitlement and other permitting issues • facility closure schedules and ongoing property management issues • community relations; local, regional and federal political issues • employee protection and compliance issues • environmental conditions and clean-up requirements resulting from site assessments, and seller environmental indemnity requirements

  Whether your charge involves a single property or portfolio of assets, we'll assemble a plan and a collaborative team that will deliver results.

Empire Realty Group, LLC

VIII. Environmental Remediation Management   Discovering and dealing with the fact that your property has been impacted by environmental contamination can

be a nightmare for any property owner or Tenant. Worse, how to clean it up and where to start while complying with governmental regulations, avoiding penalties and meeting your loan obligations can be an even bigger headache. The financial responsibilities and exposure to a property owner or tenant can be enormous and the detriment of loss in property value, utility, and liability can last for years. With ever toughening regulations and policy edicts being handed down by county agencies and the State Regional Water Quality Control Board, many property owners legal and financial interests are comprised often due to a lack of technical expertise and innocence on their part by otherwise well meaning contractors and consultants. Through Empire’s vast experience in acquiring and dealing with environmentally impacted properties for twenty five years, we have the capability to quickly engage and deploy resources on the owners behalf to diagnose a property’s impacts, determine a cause and likely responsible party and plot a course for our clients to accelerate cleanup activities, obtain the necessary clearances and put matters behind them. We understand and take care of navigating the complex regulatory agency, oversight, and remediation process utilizing the quickest and most cost effective procedures available.

  In addition, Empire can help reduce and ameliorate our clients financial and legal exposure for both existing and new properties it intends to acquire through: - sourcing and negotiating the terms of environmental liability insurance policies on their behalf; - locating and processing any available governmental funding programs to help defray cleanup costs; - initiate, advise, and structure indemnification agreements (in conjunction with the client's legal counsel) with responsible parties. We have also engaged and can recommend specific lawyers who specialize in environmental issues; - plan and facilitate remediation work schedules with the least impact to existing tenancies and ongoing property management concerns.

  Empire can provide and arrange for direct oversight of contractor and 3rd party cleanup activities, budgeting, and negotiations with remediation contractors and governmental regulatory bodies to make sure both the ownerships and tenants interests are not exploited, taken advantage of or mistreated.

  Whether you’ve just discovered you have a Recognized Environmental Condition, want to avoid future environmental contamination for an existing property, or planning acquisition of or leasing a new property, we’ll use our expertise to advise you of all your options and execute the solution that's best for you.


Real Value

We are in business to create and deliver real value through commercial real estate for our clients, shareholders, investors and ourselves in a complex world that is constantly changing. Empire Realty Group, LLC is a commercial real estate development and professional services firm specializing in commercial real estate services, retail and restaurant brand growth expansion, and investment management. We serve the local, regional and State of California real estate needs of those clients, growing our company in the process. In response to changing client expectations and market conditions, we perform as well as assemble teams of experts to deliver integrated solutions to commercial real estate needs. Our management is built on insight and foresight, sound market research, personal experience and relevant knowledge. We strive to develop enduring client relationships built on quality service, collaboration and trust.

Contact: Linnard Lane, Managing Member

Empire Realty Group, LLC 12100 Wilshire Blvd. 8th Fl

Los Angeles, CA 90025 (310) 806-9380, (510) 588-4041 fax

[email protected]

Empire Realty Group, LLC

Empire company profile

Real Estate

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