Target Market Analysis As a Planning Tool

Target Market Analysis
As a Planning Tool:
What You Need to Know to Get it Right
Todd Zimmerman
ZIMMERMAN/VOLK ASSOCIATES, INC.
www.ZVA.cc
Michigan Association of Planning Spring Institute
March 27, 2014
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Norfolk, Virginia,
1994…
Declining population…
No new construction context...
Housing “demand”?
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How could the vision be realized?
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Market Potential
Not “Demand”
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Target Market Methodology
Beyond Demographics.
Successive steps of science and art,
Analytics and interpretation.
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Where does the potential market live now?
How many are likely to move to the study area?
Who are they?
What are their housing preferences?
What kind of housing is currently available?
How much are they willing or able to pay?
How fast will they rent or buy the new units?
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Market Segmentation
Cluster Analysis
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Target Market
2-person household
25 to 34 years old
$50,000 to $75,000 annual income
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Couple Nº 1
Dual-income,
save her salary.
Rent.
Live in small city.
Goal: Have a family,
buy house in the suburbs.
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Couple Nº 2
Dual-income,
dual-career.
Own.
Live in city.
Goal: Stay in city,
no kids,
no maintenance.
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Couple Nº 3
Dual-income,
dual-career.
Rent.
Live in city;
Goal: Buy a
country place.
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Couple Nº 4
Single mom,
single income.
Rent.
Lives in
first-ring suburb.
Goal: Buy a
townhouse.
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Couple Nº 5
Older sibling/
younger sibling,
single income.
Own.
Lives in small city.
Goal: Buy a larger house.
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Couple Nº 6
He’s an actor;
she’s a painter.
Income from
a trust fund.
Rent in the city.
Goal: Open their own
artisanal store.
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Science:
Migration and Mobility Analysis
(Internal Revenue Service data,
American Community Survey data)
ZIMMERMAN/VOLK ASSOCIATES, INC.
g
Gross Annual Household In-Migration
Wayne County, Michigan
G 2004,
Gross
Annual
A 2005,l 2006,
Household
H 2007,
h 2008
ld Out
Out-Migration
O t Migration
Mi ti
Wayne County, Michigan
2004, 2005, 2006, 2007, 2008
. . . . . 2004 . . . . .
. . . . . 2005 . . . . .
. . . . . 2006 . . . . .
. . . . . 2007 . . . . .
. . . . . 2008 . . . . .
County of Origin Number Share
Number Share
Number Share
Number Share
Number Share
. . . . . 2004 . . . . .
. . . . . 2005 . . . . .
. . . . . 2006 . . . . .
. . . . . 2007 . . . . .
. . . . . 2008 . . . . .
Number
Share
Number
Share
Number
Share
Number
Share
Number
Share
Destination
County
Oakland
6,295 28.9%
6,290 29.2%
5,755 28.5%
6,095 28.6%
6,450 29.0%
Macomb
2,480 11.4%
2,730 12.7%
2,545 12.6%
2,740 12.8%
3,085 13.9%
Oakland2,065 8,615
Washtenaw
9.5%26.7%2,065 8,685
9.6%25.9%1,910 8,785
9.5%25.9%2,010 9,265
9.4%25.2%2,005 9,445
9.0%27.4%
Macomb
4,850
15.1%
4,940
14.7%
4,930
14.5%
5,535
15.1%
5,525
Monroe
725
3.3%
745
3.5%
710
3.5%
705
3.3%
755
3.4%16.0%
Washtenaw
2,210
6.9%
2,360
7.0%
2,175
6.4%
2,265
6.2%
2,320
Livingston
435
2.0%
380
1.8%
340
1.7%
380
1.8%
405
1.8% 6.7%
Monroe 265 1,070
Cook, IL
1.2% 3.3% 230 1,060
1.1% 3.2% 210 920
1.0% 2.7% 225 840
1.1% 2.3% 260 805
1.2% 2.3%
Livingston
1,065
3.3%
940
2.8%
700
2.1%
650
1.8%
590
Ingham
255
1.2%
260
1.2%
245
1.2%
250
1.2%
255
1.1% 1.7%
Cook,
IL
430
1.3%
505
1.5%
565
1.7%
580
1.6%
540
Genesee
265
1.2%
250
1.2%
255
1.3%
280
1.3%
245
1.1% 1.6%
Ingham
285
0.9%
290
0.9%
255
0.8%
255
0.7%
280
Maricopa, AZ
115
0.5%
100
0.5%
115
0.6%
130
0.6%
175
0.8% 0.8%
Genesee
330
1.0%
335
1.0%
265
0.8%
235
0.6%
210
Kent
180
0.8%
160
0.7%
145
0.7%
195
0.9%
160
0.7% 0.6%
Maricopa,
AZ
305
0.9%
405
1.2%
505
1.5%
620
1.7%
470
Jackson
145
0.7%
140
0.6%
140
0.7%
135
0.6%
155
0.7% 1.4%
Kent
210
0.7%
195
0.6%
195
0.6%
235
0.6%
205
Lucas, OH
155
0.7%
170
0.8%
145
0.7%
170
0.8%
145
0.7% 0.6%
Jackson 85 235
Clark, NV
0.4% 0.7% 90 225
0.4% 0.7% 80 185
0.4% 0.5% 110 180
0.5% 0.5% 145 145
0.7% 0.4%
Lucas,
OH
155
0.5%
165
0.5%
155
0.5%
175
0.5%
155
St. Clair
130
0.6%
105
0.5%
110
0.5%
140
0.7%
140
0.6% 0.4%
Clark,
NV
215
0.7%
280
0.8%
360
1.1%
400
1.1%
295
Lenawee
130
0.6%
120
0.6%
115
0.6%
115
0.5%
125
0.6% 0.9%
St.
Clair
165
0.5%
180
0.5%
125
0.4%
155
0.4%
145
Los Angeles, CA
130
0.6%
120
0.6%
90
0.4%
110
0.5%
120
0.5% 0.4%
Lenawee
190
0.6%
190
0.6%
150
0.4%
120
0.3%
130
Kalamazoo
150
0.7%
135
0.6%
105
0.5%
115
0.5%
115
0.5% 0.4%
Los
Angeles,
CA
225
0.7%
220
0.7%
225
0.7%
235
0.6%
195
Franklin, OH
85
0.4%
90
0.4%
80
0.4%
75
0.4%
95
0.4% 0.6%
Kalamazoo 600 120
APO/FPO/Foreign
2.8% 0.4% 555 140
2.6% 0.4% 555 155
2.7% 0.5% 615 160
2.9% 0.4% 85 150
0.4% 0.4%
Franklin,
OH
110
0.3%
115
0.3%
145
0.4%
155
0.4%
135
Saginaw
95
0.4%
105
0.5%
80
0.4%
95
0.4%
85
0.4% 0.4%
APO/FPO/Foreign
375
1.2%
305
0.9%
305
0.9%
290
0.8%
100
0.3%
Cobb, GA
30
0.1%
35
0.2%
25
0.1%
45
0.2%
50
0.2%
Saginaw
70
0.2%
90
0.3%
60
0.2%
65
0.2%
75
0.2%
35
0.2%
35
0.2%
50
0.2%
New York, NY
45
0.2%
45
0.2%
Cobb,
GA
110
0.3%
100
0.3%
130
0.4%
140
0.4%
110
All Other Counties
6,260 28.7%
5,990 27.8%
5,795 28.7%
5,845 27.4%
5,845 26.3% 0.3%
New York, NY
60
0.2%
205
0.6%
90
0.3%
115
0.3%
115
0.3%
33.2%
12,505
34.1%
12,505
36.3%
All
Other
Counties
9,740
30.2%
10,365
30.9%
11,265
Total In-Migration:
21,810 100.0%
21,555 100.0%
20,205 100.0%
21,335 100.0%
22,215 98.0%
Total Out-Migration:
32,215 100.0%
33,500 100.0%
33,915 100.0%
36,705 100.0%
34,495 104.3%
The Market Area Issue
What are the Boundaries?
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Causal relationship between
households and housing.
But,
The arrow of causation
changes direction with geography.
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Arrow of Causation
National Level:
Household Increase Housing Increase
Local Level:
Household Increase Housing Increase
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Science:
Household Cluster Analysis
Lifestyle and Housing Preferences
(Based on Nielsen PRIZM,
one of three providers.)
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Households With The Potential
To Move Within The City Of Detroit In 2011
Households In Groups With Median Incomes Above $50,000
City of Detroit, Wayne County, Michigan
Household Type/
Geographic Designation
Estimated
Number
Potential
Share of
Potential
Empty Nesters
& Retirees
61,845
2,080
11.0%
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
60,880
285
680
0
2,010
30
40
0
10.6%
0.2%
0.2%
0.0%
Traditional &
Non-Traditional Families
107,590
11,790
62.2%
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
106,655
145
790
0
11,580
30
180
0
61.1%
0.2%
1.0%
0.0%
Younger
Singles & Couples
14,405
5,070
26.8%
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
13,255
325
825
0
4,780
130
160
0
25.2%
0.7%
0.8%
0.0%
Total:
183,840
18,940
100.0%
Total City Households:
317,110
Classified Households As A Share
Of Total City Households:
58.0%
Classifications by Lifestage
Empty Nesters & Retirees
Traditional & Non-Traditional Families
Younger Singles & Couples
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The Traditional Family
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Married couples
with children –
now 22% of American
households.
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Traditional
(one-worker)
family –
less than 10 percent
of all
U.S. households.
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21st Century
Non-Traditional
Family
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Empty Nesters & Retirees
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The
Baby Boom
77 Million
1946-1964
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A Pig in a Python
Birth Years: 1946-1964
Ages Today:
Entered Kindergarten:
Entered High School:
Entered College:
Entered Job Market:
Married with Children:
Empty nesting:
Retirement/2nd Careers:
Death:
49-67
1951-1969 Elementary schools
1960-1978 High schools 1964-1982 Dormitories
1964-1986 Apartments
1970-2000 Detached Houses
1991-2024 Apts./Condos/TH/Detached
2008-2034 Apartments/Condos; CCRCs, etc. 2026-2054 Mortuaries, crematoria, cemeteries ZIMMERMAN/VOLK ASSOCIATES, INC.
The Baby Boom Mostly couples
The “Me Generation”
Heading for retirement
Settled at last
More likely to be owners
Politically and spiritually diverse
The new “old”
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Events During Boomers’ Lifetimes
Birth Year:
1946 1950 1955 1960 1964
Age Today:
68
64
59
54
50
iPhone Apps:
Facebook Launch:
9/11 Terrorist Attacks:
Clinton Impeachment:
www. Graphical Interface:
Simpsons Debut (stocks crash):
Reagan Inauguration:
Punk Rock:
First Oil Embargo:
Summer of Love:
Jack Kennedy Assassination:
Rock Around the Clock:
62
58
55
52
47
41
35
31
26
21
16
9
59
54
51
48
43
37
31
27
22
17
12
5
54
49
46
43
38
32
26
22
17
12
7
49
44
41
38
33
27
21
17
12
7
2
45
40
37
34
29
23
17
13
8
3
Age During:
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Younger
Singles
&
Couples
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The
Millennials
78 Million
1977-1996
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An Even Bigger Pig in the Python
Birth Years: 1977-1996
Ages Today:
Entered Kindergarten:
Enter High School:
Enter College:
Enter Job Market:
Married with Children??:
Empty nesting:
Retirement:
Death:
17-36
1982-2001 Elementary schools
1991-2010 High schools 1995-2014 Dormitories
1997-2021 Apartments/condos
2003-2036 Detached Houses??
2024-2060 Apts./Condos/TH/Detached
2047-2066 Apartments/Condos; CCRCs, etc. 2057-2086 Mortuaries, crematoria, cemeteries ZIMMERMAN/VOLK ASSOCIATES, INC.
The Millennials Mostly single.
Highly social.
Early/unsettled careers.
Huge college debt.
Very mobile.
Most likely to be renters.
Ethnically and culturally diverse.
Green.
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Events During Millennials’ Lifetimes
Birth Year:
Age Today:
1977 1982 1987 1992 1996
37
32
27
22
18
Simpsons Debut (stocks crash):
10
5
www. Graphical Interface:
16
11
6
1
Clinton Impeachment:
21
16
11
6
2
9/11 Terrorist Attacks:
24
19
14
9
5
Facebook Launch:
27
22
17
12
8
iPhone Apps:
31
26
21
16
12
Justin Bieber discovered (YouTube):
33
28
23
18
14
Age when:
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The two largest generations
are mostly
one- and two-person
households.
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Two Generations Converge
2004-2024
Boomers Move Down/Move Back
Millennials Move Out/Move In
Both Seek Community
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Classifications by Geography
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
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Exurban Households
Ex-Urban Elite
Full-Nest Exurbanites
New Town Families
Small Town Families
Kids ‘r’ Us
Rustic Families
Subsistence Families
Suburban Households
The Social Register
Nouveau Money
Late-Nest Suburbanites
Full-Nest Suburbanites
Blue-Collar Button-Downs
Working-Class Families
Urban Households
Full-Nest Urbanites
Multi-Cultural Families
Unibox Transferees
Multi-Ethnic Families
Inner-City Families
Single-Parent Families
In-Town Families
Traditional & Non-Traditional Families
Dhiru Thadani
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Exurban Households
Small-Town Establishment
New Empty Nesters
RV Retirees
Blue-Collar Empty Nesters
Exurban Suburbanites
Heartland Empty Nesters
Country Couples
Small-Town Seniors
Rural Singles
Back Country Seniors
Rural Seniors
Struggling Retirees
Suburban Households
Old Money
Suburban Establishment
Affluent Empty Nesters
Mainstream Retirees
No-Nest Suburbanites
Middle-American Retirees
Suburban Retirees
Suburban Seniors
Urban Households
Urban Establishment
Cosmopolitan Elite
Cosmopolitan Couples
Multi-Ethnic Retirees
Middle-Class Move-Downs
Downtown Retirees
Multi-Ethnic Seniors
Blue-Collar Retirees
Hometown Retirees
Second-City Seniors
Empty Nesters & Retirees
Dhiru Thadani
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Exurban Households
Ex-Urban Power Couples
Cross-Training Couples
Small-Town Singles
Suburban Households
The Entrepreneurs
Fast-Track Professionals
Upscale Suburban Couples
Suburban Achievers
Working-Class Singles
Urban Households
eTypes
The VIPs
New Bohemians
Twentysomethings
Urban Achievers
Small-City Singles
Blue-Collar Singles
Soul City Singles
Younger Singles & Couples
Dhiru Thadani
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Classifications by Tenure and Housing Type
Rental
Ownership Apartments
Attached Single Family
Detached Single Family
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New Unit Purchase Propensity By Housing Type
Households With The Potential
To Rent/Purchase In Greater Downtown Detroit In 2011
Households In Groups With Median Incomes Above $50,000
City of Detroit; Balance of Wayne County; Regional Draw Area; All Other US Counties
Multi. . Family . .
Household Type/
Geographic Designation
Single. . . . . . . . . . . . . . . Family . . . . . . . . . . . . . . .
. . Attached . .
All Ranges
All Ranges
. . . . . . . . . . . . . Detached . . . . . . . . . . . . .
Low-Range
Mid-Range
High-Range
Total
Empty Nesters
& Retirees
840
560
620
520
400
2,940
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
560
150
130
0
350
100
110
0
250
200
170
0
210
160
150
0
190
70
140
0
1,560
680
700
0
Traditional &
Non-Traditional Families
130
170
260
210
120
890
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
100
20
10
0
110
30
30
0
130
40
90
0
70
40
100
0
20
30
70
0
430
160
300
0
Younger
Singles & Couples
2,090
720
580
450
270
4,110
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
680
410
1,000
0
160
190
370
0
30
190
360
0
10
150
290
0
0
80
190
0
880
1,020
2,210
0
3,060
38.5%
1,450
18.3%
1,460
18.4%
1,180
14.9%
790
9.9%
7,940
100.0%
Total:
Percent:
New Unit Purchase Propensity By Housing Type
Households With The Potential
To Rent/Purchase In Greater Downtown Detroit In 2011
Households In Groups With Median Incomes Above $50,000
City of Detroit; Balance of Wayne County; Regional Draw Area; All Other US Counties
Multi. . Family . .
Empty Nesters
& Retirees
Single. . . . . . . . . . . . . . . Family . . . . . . . . . . . . . . .
. . Attached . .
All Ranges
All Ranges
. . . . . . . . . . . . . Detached . . . . . . . . . . . . .
Low-Range
Mid-Range
High-Range
Total
Metropolitan Cities
Urban Establishment
Cosmopolitan Couples
Multi-Ethnic Retirees
Subtotal:
320
130
110
560
140
120
90
350
80
70
100
250
110
50
50
210
140
30
20
190
790
400
370
1,560
Small Cities/Satellite Cities
Cosmopolitan Elite
Middle-Class Move-Downs
Subtotal:
60
90
150
50
50
100
20
180
200
30
130
160
20
50
70
180
500
680
Metropolitan Suburbs
Old Money
Affluent Empty Nesters
Suburban Establishment
Mainstream Retirees
Middle-American Retirees
Subtotal:
30
30
20
20
30
130
30
20
30
10
20
110
30
10
40
20
70
170
30
10
40
20
50
150
70
10
30
10
20
140
190
80
160
80
190
700
Total:
Percent:
840
28.6%
560
19.0%
620
21.1%
520
17.7%
400
13.6%
2,940
100.0%
New Unit Purchase Propensity By Housing Type
Households With The Potential
To Rent/Purchase In Greater Downtown Detroit In 2011
Households In Groups With Median Incomes Above $50,000
City of Detroit; Balance of Wayne County; Regional Draw Area; All Other US Counties
Multi. . Family . .
Household Type/
Geographic Designation
Empty Nesters
& Retirees
Household Type/
Geographic Designation
Metropolitan Cities
MultiSmall Cities/Satellite Cities
. . FamilySuburbs
..
Metropolitan
Town & Country/Exurbs
All Ranges
Single. . . . . . . . . . . . . . . Family . . . . . . . . . . . . . . .
. . Attached . .
All Ranges
. . . . . . . . . . . . . Detached . . . . . . . . . . . . .
All Ranges
Low-Range
840
560
560
150
..
130
0
350
100
.110
..
0
.....
. . Attached . .
All Ranges
620
Mid-Range
High-Range
520
Total
400
22,940
940
250
210
190
Single200
160
70
. . . . . Family
. . . .150
. . . . . . . . .140
..
170
1,560
680
700
0
0
. . . . . . . . . 0. . . . Detached
. . . . . . . .0 . . . . .
Low-Range
Mid-Range
High-Range
Traditional &
Non-Traditional Families
130
170
260
210
120
890
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
100
20
10
0
110
30
30
0
130
40
90
0
70
40
100
0
20
30
70
0
430
160
300
0
Younger
Singles & Couples
2,090
720
580
450
270
4,110
Metropolitan Cities
Small Cities/Satellite Cities
Metropolitan Suburbs
Town & Country/Exurbs
680
410
1,000
0
160
190
370
0
30
190
360
0
10
150
290
0
0
80
190
0
880
1,020
2,210
0
3,060
38.5%
1,450
18.3%
1,460
18.4%
1,180
14.9%
790
9.9%
7,940
100.0%
Total:
Percent:
Total
ZIMMERMAN/VOLK ASSOCIATES, INC.
Hard Lofts
ZIMMERMAN/VOLK ASSOCIATES, INC.
Soft Lofts
ZIMMERMAN/VOLK ASSOCIATES, INC.
Glitzy Lofts
ZIMMERMAN/VOLK ASSOCIATES, INC.
Apartments Over Retail
ZIMMERMAN/VOLK ASSOCIATES, INC.
Courtyard Apartments
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Mansion Apartments
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Townhouses
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Bungalows
Pedestrian Courts
ZIMMERMAN/VOLK ASSOCIATES, INC.
Cottages
Doe Mill
Chico, CA
ZIMMERMAN/VOLK ASSOCIATES, INC.
Detached Houses
ZIMMERMAN/VOLK ASSOCIATES, INC.
Art:
Site/Neighborhood/Area Evaluation.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Neighborhood Characteristics
and Amenities
ZIMMERMAN/VOLK ASSOCIATES, INC.
Participation in Cultural Activities
T HE W ILLIAMSBURG S ITE
City of Williamsburg, Virginia
PERCENT ABOVE
Potential
Target
Household
ACTIVITY
* Market N
ATIONAL AVERAGE
Participation in Recreational Activities
Attend
music/dance performance 43%
T
HE W ILLIAMSBURG S ITE
Purchase hardcover books
44
Cit
o
Williamsbur
,
Vir
inia
Attend live theatre
64
PERCENT ADULT
PARTICIPATION
PER HOUSEHOLD †
99%
98
80
72
16
9
Visit a museum
51 PERCENT ADULT
Arts association
member
79 PARTICIPATION
ABOVE
PERCENT
Take education
course
32 PER HOUSEHOLD †
ACTIVITY *
NATIONAL
AVERAGE
* At least one occasion
Fitness walking
27% per year.
110%
34
94
Swimming
SOURCE:
Nielsen Company; Simmons Market Research Group;. Zimmerman/Volk
Associates, Inc., 2012.
Gardening
38
93
Own bicycle
49
83
61
Own tennis racquet
63
Own golf clubs
81
59
Weight training
25
57
Play golf
66
49
Bicycling
24
43
Running/jogging
25
42
Hiking
22
41
Health club member
66
39
Aerobics
12
36
Freshwater fishing
6
35
Bird watching
29
28
Play tennis
58
26
Horseback riding
28
17
Country club member
134
12
* At least one occasion per year.
† Over 100 percent indicates multiple participating adults per household.
SOURCE:
Nielsen Company; Simmons Market Research Group;. Zimmerman/Volk Associates, Inc., 2012.
Art:
Site/Neighborhood/Area Evaluation.
Data Interpretation at Each Step, reflecting
Unique Locational Characteristics.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Ada Township, Adrian, Allegan, Ann
Arbor, Belding, Birmingham,
Brownstown Township, Canton
Township, Dearborn, Detroit, Dundee,
East Lansing, Ferndale, Grand Rapids,
Jackson, Kalamazoo, Lansing,
Monroe, Port Huron, Sault Ste. Marie,
Southfield, Sterling Heights, Wixom.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Art:
Site/Neighborhood/Area Evaluation.
Data Interpretation at Each Step, reflecting
Unique Locational Characteristics.
Understanding
of the Target Markets
and Neighborhood Context.
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Findings:
Depth and breadth of the market.
Ratio of families, younger and older people.
Housing market context.
Tenure ratio (rental vs. for-sale).
Optimum housing mix by type, size, price/rent.
Absorption forecasts.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Results:
Identifying emerging markets…
Demonstrating wider housing choice:
Attracting new households,
Retaining existing residents,
Reversing household decline.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Results:
Framework for housing policy.
Development pro forma revenue assumptions.
Understanding of potential…
…and limitations.
Enhancing rational settlement patterns.
ZIMMERMAN/VOLK ASSOCIATES, INC.
Benefits:
Seeing beyond the
current
context.
Helping intermediaries (developers)
Enhance place-making
To increase efficiency and fiscal health.
ZIMMERMAN/VOLK ASSOCIATES, INC.
www.ZVA.cc

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