Research Phase
During the research phase we merge experience with data from various internal and external sources including census demographics, county parcels, township zoning, transportation, relevant existing tenants or other end-users / competitors, and locations in the defined market, and comparable pricing and availability. We use our existing Geographic Information System (GIS) of these various factors to prospect for attractive sites. Also during this phase, we initiate a dialogue with the land-owner(s) to establish the general feasibility of sale.
Analysis Phase
Further analyses of these data allow us to substantiate our intuitions and preliminary findings based on market knowledge and personal experience and relationships. In this phase we determine market trends and competition; evaluate traffic ingress, egress and planning; examine demographic characteristics and spending; and accordingly delineate trade areas. These analyses are displayed with several standard reports, including for example: map of drive times with detailed demographics, relevant competition displayed on a high altitude photo and thematic map of median household income with population dot density. To execute more complex analyses, we are eager to use geo-processing functionality to assign and query data by location. The scope of the consulting engagement could also include more general services to management, including strategic planning, goal setting, operations and tactics. Lastly, during this phase we initiate dialogues with potential anchor or lead tenants to establish the viability of lease-up.
Visioning Phase
During the visioning phase we deliver the initial sketch plan, GIS Site map, financial projections and project timetable. These require much more in-depth, site-specific examination, including on-site and off-site development issues. It is at this time that a demonstration of strong anchor tenant interest is essential.
Conception Phase
During the conception phase, control of the land is obtained and the development team is assembled. Tenant marketing is performed using our brokerage skill sets and customizable marketing campaigns and workflows. This feedback precipitates an iterative process to evolve a detailed site plan. Follow-through of our services during development is delineated in the engagement objectives, responsibilities, assignments, and tasks. These can include shepherding the site plans, leasing, municipal submissions/approvals, and space management.