Completed Projects Completed Projects Urban Retail Properties Urban Retail Properties

CompanyCompanyRetail Construction Retail Construction

DevelopmentDevelopment

Urban Retail Properties CompanyUrban Retail Properties CompanyRegional Shopping Center DeveloperRegional Shopping Center Developer

The Galleria at Roseville MallThe Galleria at Roseville Mall-- ► Scope of WorkScope of Work► Management of site and building contractors for regional shopping Management of site and building contractors for regional shopping

mall and civil facilities .mall and civil facilities .► Work included 100 acres of site preparation with associated roadway Work included 100 acres of site preparation with associated roadway

and drainage improvements and 1.2 million square foot shopping and drainage improvements and 1.2 million square foot shopping mall.mall.

► Coordinated work of 6 major contractors and 4 major department Coordinated work of 6 major contractors and 4 major department stores. Evaluated proposals for engineering, sitework, building stores. Evaluated proposals for engineering, sitework, building construction and graphics packages. construction and graphics packages.

► Coordinated with utilities and governmental agencies as required. Coordinated with utilities and governmental agencies as required. ► Work also included separate management of graphics and landscape Work also included separate management of graphics and landscape

direct buysdirect buys► Coordinated the sitework for the construction of lifestyle extension to Coordinated the sitework for the construction of lifestyle extension to

shopping center and work needed for outparcel development for pad shopping center and work needed for outparcel development for pad restaurants and retail.restaurants and retail.

► Oversaw placement of amenities and interior landscapesOversaw placement of amenities and interior landscapes

Galleria Roseville Galleria Roseville June 2000June 2000

Galleria RosevilleGalleria RosevilleInterior GalleryInterior Gallery

Galleria RosevilleGalleria RosevilleExterior Lifestyle CourtsExterior Lifestyle Courts

Galleria Roseville Galleria Roseville Upper Level ShopsUpper Level Shops

Galleria Roseville Galleria Roseville Entertainment courtEntertainment court

Galleria RosevilleGalleria RosevilleCenter Court Terrazzo GraphicCenter Court Terrazzo Graphic

Galleria Roseville Galleria Roseville Pedestrian MallPedestrian Mall

Galleria Roseville Galleria Roseville EntranceEntrance

Galleria RosevilleGalleria RosevilleOpening DayOpening Day

Urban Retail Properties CompanyUrban Retail Properties CompanyRegional Shopping Center DeveloperRegional Shopping Center Developer The Galleria at Roseville MallThe Galleria at Roseville Mall--

► Challenges and OpportunitiesChallenges and Opportunities► Local Geologic conditions left virgin site with a crust of volcanic Local Geologic conditions left virgin site with a crust of volcanic

conglomerate rock (Merton) that proved to be unusable as fill material or conglomerate rock (Merton) that proved to be unusable as fill material or base stone. Massive quantities of this material were designated as waste base stone. Massive quantities of this material were designated as waste and had to be disposed. An opportunity developed as a geologic anomaly and had to be disposed. An opportunity developed as a geologic anomaly (sand deposit) was uncovered in the NW corner of the site that allowed (sand deposit) was uncovered in the NW corner of the site that allowed for most of this waste to be displaced in an borrow pit . Resulting for most of this waste to be displaced in an borrow pit . Resulting changes to scope were within project contingencies.changes to scope were within project contingencies.

► Initial Pricing for Shell Building were out of project budgets. Significant Initial Pricing for Shell Building were out of project budgets. Significant Value engineering and changes to quality expectations was required to Value engineering and changes to quality expectations was required to bring project costs back inline. Most of these changes were in floor finish bring project costs back inline. Most of these changes were in floor finish composition and size of glazed surfaces . Some unanticipated work composition and size of glazed surfaces . Some unanticipated work became evident as design implementation continued but majority of shell became evident as design implementation continued but majority of shell building work was completed within budgets and finished well ahead of building work was completed within budgets and finished well ahead of anticipated schedules .anticipated schedules .

► Late changes by major tenants in the lifestyle portion of the work Late changes by major tenants in the lifestyle portion of the work affected the sitework completion. Most of these issues were resolved affected the sitework completion. Most of these issues were resolved except for those specifically related to one tenant who delayed opening except for those specifically related to one tenant who delayed opening to fit their merchandising plan.to fit their merchandising plan.

► In short Project was well conceived, well planned and well executed In short Project was well conceived, well planned and well executed