Balanced Development - Regency Centers

2021 REGENCY CENTERS C A PA B I L I T I E S

Balanced Development

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R E G E N C YC E N T E R S .C O M

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Each center has a story as unique as the people and communities who bring it to life – no two are the same.

— Jim Thompson, Executive Vice President, Chief Operating Officer

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Costa Verde Center | San Diego, CA

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WHO IS REGENCY

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Regency Centers began in 1963 with one property, from one determined husband and wife team in Jacksonville, Florida. Through their efforts, allies, and skillsets they were able to bring the first regional shopping mall to the southeast. All of this was accomplished with a set of values that would create the foundation of Regency Centers, which now encompasses more than 400 properties in nearly 25 markets across the nation.

O U R CO R E VA LU E S

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Our Core Values sit at the heart of everything we do. They lead to stronger relationships, trust, and better business. Our regional teams are encouraged to be their own problem solvers, with consideration to the following:

We are responsible.

We are our people.

JOAN & MARTIN E. STEIN OUR FOUNDERS

We do what is right.

We strive for excellence.

We connect with our communities.

We are better together.

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National but Individual Regency is a collection of regional offices, located in dominant markets, run by local experts in their field. Each market is different, which is why we empower individuals to use their own acumen, experience, and tactics to achieve success.

This is bolstered by our Fresh Look® philosophy, which encourages creative combinations of connecting, placemaking, and merchandising. It is crucial that our local teams strike a balanced mix of these elements to create the best centers possible.

R E G E N C Y AT A G L A N C E

403

54M +

128,000

$119,000

$750/SF

240

$346M

92.9%

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92.5%

8,000 +

$14B

Centers

Average Grocer Sales

Market Offices *3-mile

Brick Walk | Bridgeport, CT

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SF Nationwide

Shopping Centers Developed Nationally Since 2000

Nationally Leased

Average Population*

In Projects Currently Under Construction (3 Ground-Up and 10 Redevelopments)

Tenants

Average Household Income*

Same Property Percent Leased Average

Total Market Capitalization

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AT M O S P H E R E

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As destinations and gathering places for the surrounding communities, our properties need to feel familiar and organic.

Creating a unique and inviting atmosphere is crucial to our success, no matter the center’s location. This is achieved with a balanced approach that combines various aspects important to our long-term ownership.

Everything from the merchandising to the architectural design needs to work as an enhanced extension of the area. This requires a deep understanding of the market, as well as a genuine care for the outcome and operation of any project.

Village at La Floresta | Los Angeles, CA

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Creating a sense of place is what gives a center its identity, which is first defined by the surrounding community.

PL ACEMAKING

S U S TA I N A B I L I T Y

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The buildings that provide the truest sense of character and atmosphere are those already built. Unless there is a direct need to address the infrastructure of a building, we often find sustainable and creative ways to reuse the existing spaces. In certain cases, we even engage in historic preservation efforts to ensure the feel and culture of a center remains intact.

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Placemaking is a key element of our Fresh Look® philosophy. It is the process of incorporating design, architecture, and aesthetics into the bones of a center. Various materials, lighting, and greenery are woven together to achieve the right look and feel for the surrounding community.

The environment in which we operate can substantially govern the atmosphere of a center.

Depending on the region, we facilitate sustainable initiatives including drought-resistant plants and green spaces, electric charging stations, and LED lighting. This includes the largest Tesla Charging Station in the nation, as well as a prolific countrywide solar-panel installation program. We also employ a CAPX program which allows us to be unparalleled stewards of our properties by updating and enhancing our centers on a rolling schedule.

Culture plays an important part in determining the personality of a center and how it is used.

How visitors interact with a property, and how that property fits into the overall market helps define the direction of the design. The center must feel like a natural and organic fit within its location, and it takes the combined expertise and experience of our local experts to determine that plan of action.

Murrayhill Marketplace | Portland, OR

Grand Ridge Plaza | Seattle, WA

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EXPERIENCE

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Creating a lasting and inviting experience is no simple task. We approach it through a unique strategy and balanced mindset.

For us, experience can be defined as a visitor’s participation in the atmosphere. This includes shopping, dining, meeting friends, and attending any of our on-site events. Our centers aren’t just there to provide goods and services, they are places where people can connect.

Town and Country | Los Angeles, CA

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MERCHANDISING

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Merchandising is another key element of our Fresh Look® philosophy. Our regional teams focus on the right concept to complement a center’s existing components. When national retailers are combined with dynamic local merchants, mom-and-pops, and expanding regionals; a powerful balance is reached for our visitors. This creates an 18-hour experience that is reflective of the surrounding lifestyle needs.

As new generations move to the forefront we have to ensure our properties are a long-term draw.”

— Scott Prigge, Managing Director, Property Operations

Dynamic events that create a continued draw foster an ongoing relationship between our visitors and their experiences. We source local talent and experience providers to give people more reasons to consider our centers a “third place,” and a second home in their community.

We employ various social media channels to reach the surrounding community. Visitors are encouraged to share their experiences with us, while we simultaneously promote new events, merchant announcements, and important center updates. This creates a relationship between us and the surrounding neighborhoods, as well as with our merchants who are active on these channels.

Melrose Market | Seattle, WA

Mellody Farm | Chicago, IL

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CONNECTIVITY

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Connecting to our communities is a physical, digital, and mental state of being.

Our properties become part of people’s lives and we take great care to ensure they are well maintained, easy to access, reflective of lifestyles, transparent in communication, and safe for our shoppers. It’s important that we always strive to do what is right as we look to transform a “property” into a “place.”

Westbard Square | Bethesda, MD

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C R E AT I N G A P L AC E

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Before any relationship can be built, it is crucial that we understand the culture of our communities. These range from urban to suburban, with a wide variety of lifestyles, preferences, and even architectural identities.

As young people and empty-nesters find themselves seeking connectivity, many lifestyle needs are being met by mixed-use concepts and communities. Life sciences, technology companies, and other potential office uses are looking for ways to be close to new talent, while also being central to other amenities that make the location desirable. Rather than just daytime, these properties stretch the activity into nights and weekends, providing a true 18-hour cycle.

Ballard Blocks | Seattle, WA

The Lofts at Market Common Clarendon | Washington, D.C.

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Access to our centers is key. Major thoroughfares and public transportation ensure steady traffic. We often engage directly with the local municipalities and state governments to provide enhancements to thoroughfares and ensure smoother traffic patterns.

It is crucial to have early and ongoing dialogue with our communities during every phase of a project.”

— Jan Hanak, Vice President, Marketing and Communications

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We want people to share their experiences with us on social media, even if they have a concern or complaint. Responsible community management includes being available and responsive on all channels. Our goal is to ensure safety and satisfaction by creating that open dialogue and connecting, wherever possible.

Trust is key to any relationship, which is why we strive for transparency. Our goals and plans are clearly communicated wherever possible, sometimes requiring an open house in order to put our team squarely in front of the community. This provides valuable feedback from our neighbors and local stakeholders.

The Abbot | Boston, MA

Carytown Exchange Open House | Richmond, VA

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ACQUISITIONS AND DISPOSITIONS .

The type of centers we like to build are also the type we are interested in acquiring.

Properties that have an identity and brand loyalty outperform the competitive set. Through our capital recycling, we are able to fund acquisitions through a thoughtful disposition program that has resulted in a meaningful upgrade to the overall quality of our portfolio. This has long been a key component to Regency’s investment strategy.

The Pruneyard | Campbell, CA

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Our strategy is to find centers that offer the most dynamic combinations of merchandising, placemaking, and location.”

Individual properties or portfolios

— Barry Argalas, Senior Vice President, National Transactions

Dominant anchors, with a preference towards grocers

and Investment Strategy

ACQUISITION CRITERIA

TRANSACTIONS TEAM

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Barry Argalas Senior Vice President, National Transactions and Investment Strategy BarryArgalas@RegencyCenters.com 904 598 7000

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High-growth urban neighborhood and community retail including value-add opportunities .

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Renée Wager Manager, Transactions ReneeWager@RegencyCenters.com 904 598 7304

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Household incomes and population counts that exceed the market averages

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Located in major metropolitan areas throughout the U.S.

K E Y B U Y I N G A DVA N TAG E S

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All cash buyer with strong balance sheet .

Certainty of closing

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Joint venture and tax advantageous programs available .

Market Common Clarendon | Arlington, VA

The Gallery At Westbury Plaza | New York, NY

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F E AT U R E D ACQUISITIONS

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T H E P R U N E YA R D Campbell, CA | 258,118 SF .

Iconic and historic location, sitting in close proximity to the most affluent neighborhoods in the west side of Silicon Valley .

Anchored by Trader Joe’s and located at the highly-trafficked intersection of Campbell Avenue and Bascom Avenue .

Retail benefits from 360k SF of office and a 171-key Hilton banner hotel .

Acquired off-market

MELROSE MARKET

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Seattle, WA | 21,084 SF .

TOWN AND COUNTRY CENTER Los Angeles, CA | 230,230 SF .

Extraordinary urban location in Los Angeles, directly across the street from Caruso’s The Grove (second highest grossing mall in the U.S.) with strong demographics

Melrose Market is an industrial, chic center with a diverse merchant mix located in the heart of Capitol Hill — Seattle’s most dynamic and densely populated trade area .

Extreme high-growth trade area with excellent access and visibility .

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Ripe for redevelopment, given near-term expiration of three-story Kmart lease .

Acquired off-market

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Located at I-5 and major I-5 overpass; one block from I-5 interchange and across from high-end Starbucks Reserve Roastery .

Connectivity to Seattle CBD, First Hill, Capitol Hill, South Lake Union, Seattle Waterfront, Pike Place Market, Belltown, Pioneer Square, Madison Valley/Park .

Please visit RegencyCenters.com to learn more about our capabilities, company, and culture.

All Numbers Current as of 06.30.21