COLLIERS INTERNATIONAL
Retailer & Restaurant
Continuum
Customized Real Estate Services
Strategy
Portfolio
Management
Client
Store Design
& Delivery
Accelerating success.
Site
Selection
‘‘
We offer retailers the depth
and scale required to open and
manage a portfolio of brandconsistent, productive stores
with a regional to international
reach.
‘‘
CONTENTS
CONTINUUM OVERVIEW
STRATEGY
SITE SELECTION
STORE DESIGN & DELIVERY
PORTFOLIO MANAGEMENT
Proven Success
COLLIERS INTERNATIONAL
This document has been prepared by Colliers International for advertising and general information only. Colliers International makes no guarantees, representations or warranties of any kind, expressed or implied, regarding
the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should undertake their own inquiries as to the accuracy of the information. Colliers International excludes
unequivocally all inferred or implied terms, conditions and warranties arising out of this document and excludes all liability for loss and damages arising there from. This publication is the copyrighted property of Colliers
International and/or its licensor(s). ©2015. All rights reserved. 2015_01
Continuum
OVERVIEW
Strategy
Portfolio
Management
Site
Selection
Store Design
& Delivery
Retailer & Restaurant
Portfolio Management
At Colliers, we are guided by a spirit of enterprise with a
human touch. We embrace even the toughest challenges, and
are relentlessly creative in solving them.
We are involved in all facets of store delivery and portfolio
management, offering help from more than 450 highly skilled
retail professionals in the U.S. alone—plus many more in key
international markets in Canada, Europe, Latin America and the
Asia-Pacific region.
By being involved in all facets of store delivery and portfolio
management we quickly learn what works best and incorporate
those practices in the Continuum, thus continuously providing
the ideal shopping experience to your customers in the most
efficient manner.
“
“
Our goal is to make your real estate a competitive business
advantage and ensure your entire range of property needs are
met. And through it all, our professionals go the extra mile in
their attitudes and actions, allowing our values of expertise,
community, service and fun to come through in everything
we do.
We offer our clients the depth and scale required to open and
manage a portfolio of brand consistent, productive stores on a
regional, super-regional, national and international scope.
Strategy
New Market Penetration & Realignment
Whether you are trying to realign your store footprint, adjust your distribution strategy, develop a market optimization plan
for a single MSA, or launch an international roll-out, Colliers has the expertise and resources to assist in developing your real
estate strategies.
>>
>>
>>
>>
Concept review/brand identification
Competition/cotenancy
Demographic/site criteria development/validation
Space design and prototyping, building and FF&E cost estimates
>> Evaluate support structure – HQ, distribution, call centers
>> Capital strategies – lease, own, financing
>> Submarket analysis
Process
STRATEGIC PLANNING & VISION
>> Explore project success criteria and organization evolution
>> Standardize key processes
>> Identify customer profile, synergistic retailers, and
competitors
>> Forecast total sales volume for all U.S. regions, and identify
markets of greatest opportunity
>> Prioritize target markets for roll-outs
>> Assist with setting goals and solutions
>> Assist with optimizing efficiency in logistics, distribution, and
management
>> Provide design and construction value engineering
TARGETING
>> Implement timelines and accountabilities
>> Locate and map clusters of target households
LOCATION PERFORMANCE ANALYSIS
>> Create customized site criteria heat mapping
>> Model trade areas by rings, manual polygon or drive times
>> Determine key demographic correlations between high-and
low-performing stores
>> Review distribution networks and management territories
>> Maximize efficiency of stores based on square footage and
SKUs
>> Project spending of each target household to forecast
sales potential
>> Run “reverse demographics” to locate sites that best fit
the profile
>> Identify amenities and new developments located in or
serving target markets
>> Prepare a strategy for relocating or repositioning lowperforming stores
SITE OPTIONS
>> Review economic terms of leases to ensure alignment with
real estate and operating strategies
>> Identify new developments and new entries in the market
CUSTOMER PROFILING
>> Create aerial maps showing subject sites, comparable
transactions, and competitors
>> Link point-of-sale addresses to census and psychographic
household data
>> Identify new trends in population shifts and retail patterns
>> Provide input for forecasting sales volumes
>> Create alternative floor/space planning for various spaces
>> Create detailed, household-level understanding of trade areas
>> Identify and define signage strategies and options
>> Forecast spending of each target household
CAPITAL STRATEGIES
>> Identify customer attitude toward select cotenants, brand
positions, and area amenities
>> Understand connections to preferred tourist destinations and
activities
MARKET OPPORTUNITY ANALYSIS
>> Total the target customer population and spending to predict
market capacity
>> Divide market to understand total number of distinct
submarkets
P. 4 Colliers International
>> Provide valuation services
>> Provide financing through traditional lending sources,
including SBA
>> Assist with packaging and presentation for venture capital
>> Pursue sale/leaseback strategy where appropriate to
monetize existing owned assets
>> Perform reverse build-to-suits
>> Institute preferred developer program
Retail Services
Strategy
Portfolio
Management
Site
Selection
Store Design
& Delivery
Resources
Colliers has a deep bench of professionals who have broad
experience in all aspects of the retail real estate spectrum,
including serving as heads of real estate at national retail
organizations, real estate managers, developers, site selectors,
analysts, and brokers. We rely on the experience of this team
to leverage the resources of our organization and create the
optimal strategy for our clients.
Our expertise in demographics, geographic information
systems, retailing, market analysis, merchandising/tenant mix
planning, project/construction management, project leasing,
and sustainable consulting ensure the planning and execution
of a winning retail strategy.
IN-DEPTH RESEARCH
>> Economic data collection and comprehensive market
analysis
>> Expansive databases housing detailed information on
properties nationwide and globally
>> Quarterly reports produced on market and economic
conditions in virtually every major market
>> Combined market knowledge and forward-thinking
expertise to help our clients make the right business
decisions and plan for the future
GEOGRAPHIC INFORMATION SYSTEMS (GIS)
>> Thematic mapping
>> Comparative market analysis
>> Market trends
>> Market segmentation
>> Demographics
>> Employment and transportation analysis
Site Selection
Site/Space Selection
Managing a multi-market roll-out is much more than simply “referring” a client to qualified brokers in other markets. A wellmanaged roll-out requires a clean strategy, process, systems, standardization and clarity of purpose.
>> Complete submarket analysis
>> Lease/purchase agreements
>> Define technical site attributes (traffic, visibility, parking, etc.)
>> Business advisory and facilitation
>> Determine site/store options
>> Due diligence
>> Signage optimization/visibility
>> Financing
>> Letter of intent/negotiations
>> Transaction management/pipeline reporting
>> Real estate committee packages
Process
Standard Response & Negotiation Packages
Draft & Negotiate Proposals
>> Develop and prototype a set of standard documents for use
by field brokers
>> Draft and review LOIs and work letters with client
>> Develop and initiate transaction pipeline tracking system
>> Communicate and train field brokers on use
>> Prepare documents with final negotiated deal points and site
approval packages
Submarket Analysis
Lease Execution
>> Communicate market strategy–maximum store count vs.
cannibalization issues
>> Present final, corporate-approved deal points for lease
preparation
>> Review site economics versus competitors and alternate
locations
>> Review and negotiate lease terms and conditions with client’s
attorney
>> Determine market lease rates and terms based on specific
space delivery condition
>> Coordinate execution of final lease documents
>> Estimate delivery timing for each site
>> Identify and resolve any local obstacles to market entry
or operations
Site Selection
>> Identify specific alternatives
>> Negotiate with landlord
Construction Coordination & Hand-Off
>> Review current space condition with construction
>> Estimate costs and timeline
>> Stage materials for improvements and fixturing
>> Alert on timing of possession
>> Complete site analysis forms and packages
P. 6 Colliers International
Retail Services
Strategy
Portfolio
Management
Site
Selection
Store Design
& Delivery
Store Design & Delivery
Solutions Leveraging Diverse Expertise & Cutting Edge Technology
In order to seamlessly deliver a built-out and fixtured store for our clients anywhere in the U.S. and Canada, Colliers International
has developed a strategic partnership with Menemsha. Colliers has worked in close collaboration with Menemsha for over eight
years. With the size and experience to handle thousands of retail projects per year, Menemsha has proven to be the best choice for
high-quality, cost-effective delivery of retail stores. Menemsha’s capabilities include:
Survey
Build
>> As-builts (Laser2CAD)
>> Licensed nationwide
>> ADA compliance sssessments
>> Procurement and estimating
>> 3DVR (360-Degree) photography
>> In-house fixture installers
Design
>> Strong national subcontractor base
>> Branding and prototyping
>> Concept ideation
>> Design and documentation
>> 3D modeling and animation (Revit)
>> Permit expediting and entitlement
Process
Program Development & Due Diligence
Permitting & Procurement
>> Program development schedule
>> Final Landlord approval/permitting
>> As-built site survey and existing conditions assessment
>> Draft subcontractor scope documents
>> Permit and entitlement evaluation
>> Project out to bid
>> Preliminary project budget, scope, and schedule
>> Bids returned, qualified, and awarded
>> Landlord work letter and LOD review
Scope Development, Planning & Preliminary
Estimating
>> Concept test fit
>> Design meeting and development
>> Vendor selection (relating to owner-furnished items and
preferred vendors)
>> Develop estimate based on conceptual drawings
>> Design review and value engineering
>> Landlord approval of conceptual drawings
>> Landlord scope integration
>> Draft construction documents
>> Develop construction schedule
Construction
>> Client reporting and resolution (continuous)
>> Project and safety management (continuous)
>> Project cost management (continuous)
>> Quality assurance/control (continuous)
>> Owner-furnished items coordination
(for delivery and installation)
>> Performance measurement
>> Billing administration
PROJECT COMPLETION
>> Move coordination
>> Punch list and sign-off
>> Tenant improvement allowance management
>> Municipal and city sign-off
>> Close-out documents and as-built
P. 8 Colliers International
Retail Services
Strategy
Portfolio
Management
Site
Selection
Store Design
& Delivery
Resources
Survey Division
Menemsha’s Survey Division is a leading provider of highvolume site surveys for the purposes of assessing existing
conditions, ADA compliancy, data collection, and development
viability. The team utilizes cutting-edge technology
(Laser2CAD) and tools to perform accurate high-volume site
evaluations incorporating 3DVR (360-degree) photography.
Menemsha’s diversely skilled surveying team often
collaborates with the Design and Construction Divisions in
performing field design services as well as project estimating
relating to remodeling initiatives.
Design Division
Menemsha’s Architectural Division consists of world-class,
nationally licensed, and LEED-accredited architects and
designers. The full spectrum of design services include:
>> Branding and prototyping
>> Program roll-out construction documentation
>> Minor retrofit programs to flagship projects
>> 3D modeling and animation (Revit)
>> Engineering
>> Design peer review and value engineering
>> Permit expediting and entitlement
General Contracting Division
Menemsha’s experienced General Contracting Division
ensures that your individual construction needs are delivered
on time and within budget. Construction experts at Menemsha
combine the retail design intent with an understanding of
construction practices within the retail industry to identify
efficiencies in projects that ultimately reduce costs and time.
The General Contracting Division collaborates with in-house
survey and design experts, and also has the additional
support of Menemsha’s procurement and estimating teams in
ensuring successful project completion.
Retail Services
Colliers International P. 9
Portfolio Management
Lease Portfolio/Administration & Facilities Management
>> Lease abstracting
>> Portfolio management
>> Critical date tracking
>> Renewal/extension/relocation
>> Landlord CAM audits
>> Excess space disposition/lease termination
>> Property tax assessment – review/appeal
>> ADA/legal compliance
>> Real estate expense budgeting
>> Physical “refresh”, repair, maintenance, remodel
>> Lease payments
Process
Lease Administration
Facilities Management
>> Process and collect accounts receivables
>> Engage fully-integrated real estate transaction team to
address lease-related acquisition and disposition issues
>> Manage subtenancies
>> Create benchmarking reports
>> Review leases and implement cost-savings initiatives
>> Develop formal standards to ensure consistency and cost
reduction
>> Manage critical dates and lease options
>> Leverage procurement process to consolidate vendors,
provide volume discounts, and reduce operating expenses
>> Process estoppels, SNDAs, and certificates of insurance
>> Develop predictable and accurate costing models
>> Review and reconcile invoices
>> Implement state-of-the-art financial system to track costs
and identify positive trends for replication throughout the
portfolio
>> Perform variance analysis
>> Optimize resource allocations
>> Implement state-of-the-art, web-based work order system
and call-center help desk
>> Engineering for major mechanical and electrical failures in
existing facilities
Strategy
Portfolio
Management
Site
Selection
Store Design
& Delivery
Resources
Lease Administration
A lease means more than simply securing the space where
you do business. For most companies, real estate represents
the second-largest expense after personnel. Whether your
company operates in one location or hundreds, we take
the time to understand your concerns for cost, stability,
and flexibility. Our services include lease abstractions and
database management, monthly rent verification and payment
schedules, lease audits, and equipment lease management.
Colliers’ lease administration drives significant savings for our
clients, saves time each month through the automation of rent
payments from databases to accounts payable, and ensures
you’ll never miss a critical lease date.
>> Database selection and construction
>> Lease abstractions and database management
>> Monthly rent verification and payment schedules
>> Lease audits
>> Transaction project tracking
Facilities Management
Colliers’ approach to facilities management is unique in our
industry. We have identified the subtle drivers that enable us
to manage property at a higher standard and maximize asset
value. While most firms just quantify asset value on a balance
sheet, we take into account factors such as tenant loyalty,
the relationship and regular contact between managers and
tenants, top tenant service requests, and new opportunities
for mutually beneficial tenant collaboration. These factors are
proven to add asset value over time by reducing turnover and
operational costs, and improving a building’s reputation in the
market.
Proven Success
Moe’s Southwest Grille
Kiehl’s Since 1851
Fidelity Investments
Moe’s Southwest Grill is a rapidly
expanding, fast-casual restaurant concept
specializing in Southwest-inspired,
healthy offerings served in a fun and
comfortable atmosphere. Moe’s expansion
plans were based on a franchise model
primarily targeting markets east of the
Mississippi.
Challenge
Kiehl’s Since 1851 has been a successful
premium, yet accessible, skin, hair,
and body care retailer, distributed
through luxury department stores and
independent shops in Canada. In 2003,
Kiehl’s wanted to establish freestanding
stores throughout Canada while
maintaining its eclectic and independent
image, but it did not have the internal real
estate experience or resources to execute
a national rollout.
Challenge
After receiving exclusive national
Tenant respresentation for Fidelity,
Colliers Boston faced the challenge of
transforming the portfolio from first floor
office space into highly visible office
locations.
Challenge
The fast casual segment is exploding, and
the competition for good real estate as
well as capable, experiences licensees is
fierce. There is often a lack of real estate
direction and/or an overlap in the licenses
that are awarded which can hurt in this
competitive environment.
Strategy
Colliers performed Market Penetration
Studies for those cities where Moe’s had
not yet started to sell area licenses yet.
This allowed Moe’s to have a specific idea
of how many stores a particular city could
support as well as where those locations
should be.
Results
Colliers’ market studies gave Moe’s a
clear focus for their real estate search
immediately after licensees were in place.
Moe’s gained a competitive advantage
in terms of speed to market, the ability
to pursue only quality locations, and
eliminating the indecision often inherent
in the franchise model. Moe’s authorized
Colliers to perform Market Penetration
Studies for all of their new areas,
including nearly the entire Western U.S.
P. 12 Colliers International
Strategy
In 2003 Kiehl’s retained Colliers Toronto
to plan and implement a strategic retail
freestanding stores program. Partnering
with Kiehl’s VP/General Manager for
Canada, Colliers Toronto developed and
implemented a real estate plan that
focused initially on High Street locations
to support Kiehl’s brand positioning, and
then drove sales growth through locations
in top shopping centers. The Colliers
plan, which identified target markets and
centers and monitored centers on an
ongoing basis, was driven by data and
market knowledge and updated annually.
Using Colliers’ internal brokerage
network, Colliers Toronto engaged
landlords and successfully secured
premium locations across the country.
Results
Colliers Toronto has now worked with
Kiehl’s for 11 years in a true partnership,
which has resulted in 18 freestanding
stores throughout Canada. Colliers
continues to provide strategic planning
(including monthly updates and a rolling
three-year plan), handles site selection
and negotiation, and manages all external
owner leasing relationships.
Strategy
After being selected as Fidelity
Investments first Strategic Partner, the
Colliers team worked Fidelity to develop
a demographic model that incorporated
income, retail sales and daytime
population, along with investable assets.
The model was critical in identifying
target submarkets. Colliers then selected
a national scalable team of local retail
brokers to pinpoint actual opportunities.
Significant time was expended to educate
the local brokers and the local landlords
of Fidelity operation and needs.
Results
Colliers is now responsible for
maintaining all leasing responsibilities
for their entire retail portfolio. These
responsibilities include new leases,
relocations, expansions, and extensions
Colliers has completed more than
700 transactions since the start of its
relationship with Fidelity. Fidelity’s
retail investor centers are critical in
maintaining and growing their Omni
channel client relationships. Fidelity is
one of the largest investment companies
in the world with over $4.5 trillion under
management.
Retail Services
Retailer & Restaurant Representation (Sampling)
7-Eleven
iPic Theater
Pure Hockey
Ashley Furniture
Kiehl’s
Qdoba Mexican Grill
Atlantic Fish & Chop
Kohler
REI
Audi
Legal Sea Foods
Rosa Mexicano
Banfield Pet Hospital
Lifetime Fitness
Saltbox
Barcelona Wine Bar Taco
Lolita Cocina
Shanghai Tang
BJ’s Brewhouse
Louis Vuitton
Sola Salon
Blo Blow Dry Bar
Lumas
SoulCycle
Boston Nightlife Ventures
LYFE Kitchen
Staples
Boston Private Bank
Max & Leo’s
Stephanie’s on Newbury
Bowery Ballroom
Max Brenner
Sushirrito
Citibank
Mini Cooper
Target
Derek Lam
Morton’s
The Capital Grille
Earl of Sandwich
Mountain Equipment Co-op
The Grove
Eastern Bank
Mr. Sid
Towne Stove & Spirits
Fidelity Investments
New Balance
Trader Joe’s
Five Guys
Nike
Troquet
Fresh City
Palm Restaurants
Verizon Wireless
Glynn Hospitality Group
Peet’s Coffee
Urban Decay
Guerlain
Pieology
Wagamama
Haworth
Pink
Walgreens
Hershey’s
Plan B Burger
Walt Disney
Home Depot
Pollo Campero
World of Beer
Ideal Image
Porsche
IKEA
Pret a Manger
Strategy
Portfolio
Management
Site
Selection
Store Design
& Delivery
Retail Services
Colliers International P. 13
Strategy
Portfolio
Management
Site
Selection
Store Design
& Delivery
Enterprising Culture
At Colliers, we’ve got you covered. We are a best-in-class provider of retail services, with more than 450
professionals in the U.S. alone, plus many more in key international markets in Canada, Europe, Latin
America and the Asia-Pacific region.
When you work with us, you work with the best. Our people are passionate about what they do; they’re
highly skilled and are invested in our Clients’ success.
This is evident throughout our platform—from Colliers University, our proprietary education and
professional development platform, to our client engagement strategy that encourages cross-functional
service integration, to our culture of caring.
Our Services
Colliers International offers a comprehensive portfolio
of real
Updated March
2015 estate
services to Retailers, owners and investors on a local, regional,
national and international basis. We offer years of direct experience
in the local market. Our professionals know their communities and
the industry thoroughly.
We also provide a deep level of knowledge in specialized industries
such as law, technical facilities and healthcare.
P. 14 Colliers International
Retail Services
Colliers International At A Glance
2.3
$97
$
billion
in Annual Revenue
16,300
billion in over
1.70
| 67
Countries
| 502
Offices
84,000 Transactions
billion
Founding Member of the
World Green Building Council
Retail Services
Professionals
Square Feet Managed
Member of World Economic
Forum
Recognized and ranked 10
consecutive years, more than
any other real estate services
firm.
Colliers International P. 15
Accelerating success.
For more information, please contact:
Anjee Solanki
National Director
Retail Services | USA
Colliers International
+1 415 288 7871
anjee.solanki@colliers.com
colliers.com/us/retail
Kristin Poggi
Retail Specialist
Brokerage Services | USA
Colliers International
+1 213 532 3289
kristin.poggi@colliers.com