PLANNING COMMISSION Chairperson Larry Fox HARTLAND TOWNSHIP Vice-Chairperson 2655 CLARK ROAD Jeff Newsom Hartland, MI 48353 (810) 632-7498 Office Secretary (810) 632-6950 Fax Keith Voight www.hartlandtwp.com Joseph Colaianne Sue Grissim Michael Mitchell PLANNING COMMISSION AGENDA Tom Murphy MONDAY, AUGUST 27, 2018 7:00 PM

1. Call to Order

2. Pledge of Allegiance

3. Roll Call

4. Approval of Meeting Agenda

5. Approval of Meeting Minutes a. Planning Commission - Regular Meeting - Jul 26, 2018 7:00 PM

6. Old & New Business a. Gibbs Planning Group - Hartland Township Retail Market Analysis b. LandUseUSA - Hartland Township, Michigan Retail Market Analysis and Strategy c. Ordinance Amendments

7. Call to the Public

8. Planner's Report

9. Committee Reports

10. Adjournment

Hartland Township Page 1 Updated 9/5/2018 5:14 PM HARTLAND TOWNSHIP PLANNING COMMISSION REGULAR MEETING DRAFT MINUTES 5.a July 26, 2018-7:00 PM

1. Call to Order - THE MEETING WAS CALLED TO ORDER BY CHAIRMAN LARRY FOX AT 7:00 PM

2. Pledge of Allegiance

3. Roll Call PRESENT: Joe Colaianne, Thomas Murphy, Larry Fox, Jeff Newsom, Sue Grissim, Michael Mitchell, Keith Voight ABSENT:

4. Approval of Meeting Agenda Motion to Approve the Agenda A Motion to approve the Meeting Agenda was made by Commissioner Newsom and seconded by Commissioner Mitchell. Motion carried unanimously.

RESULT: APPROVED [UNANIMOUS] MOVER: Jeff Newsom, Vice Chairman SECONDER: Michael Mitchell, Commissioner AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

5. Approval of Meeting Minutes a. Planning Commission - Regular Meeting - Jun 14, 2018 7:00 PM A Motion to approve the Meeting Minutes of June 14, 2018, was made by Commissioner Voight and seconded by Commissioner Murphy. Motion carried unanimously.

RESULT: ACCEPTED [UNANIMOUS] MOVER: Keith Voight, Secretary SECONDER: Thomas Murphy, Commissioner AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

6. Call to Public Matt Germaine, Bullard Road, Hartland Township, introduced himself and stated he is running for Livingston County Commissioner.

7. Old and New Business a. Site Plan #18-004, Hartland Township Water Treatment Plant Storage Building Director Langer summarized the location and scope of the request. · Hartland Township DPW would like to construct a 40 feet by 60 feet building next to the 113-foot tall water tower. Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes) · Needed for storage as the DPW expands its maintenance activities for snow plowing and lawn mowing.

Chair Fox reviewed the staff memorandum. · No additional parking is required. · Using the existing landscaping. · No lighting is planned at this time but if it is added or required, it will meet the ordinance requirements. · Will comply with any Fire Department requirements.

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Commissioner Voight asked about the façade materials. Director Langer stated there have been very few requests for commercial accessory buildings. Generally, the façade materials of an accessory structure are designed to match the principal structure of a complex. We are taking the word of the Department of Public Works that they will do their best in this area.

Commissioner Voight asked if there are any future plans for the structure. Will it always be used for storage? Director Langer stated he cannot list everything that will ever be stored there but they do fill up quickly.

Commissioner Grissim offered the following Motion.

Move to approve Site Plan Application #18-004 a request to amend the previously approved site plan and construct a detached storage building, approximately 2,400 square feet in area, at the Hartland Township Water Treatment Plant, 9751 Highland Road. Approval is subject to the following conditions:

1. The applicant shall adequately address the outstanding items noted in the Planning Department’s memorandum, dated July 19, 2018, on the Construction Plan set, subject to an administrative review by the Planning staff prior to the issuance of a land use permit.

2. Applicant complies with any requirements of the Department of Public Works Director and Hartland Deerfield Fire Authority.

Seconded by Commissioner Voight.

Commissioner Grissim asked for clarification on the size of the structure. Director Langer explained one figure included the mezzanine area and the other did not.

Motion carried unanimously.

RESULT: APPROVED [UNANIMOUS] MOVER: Sue Grissim, Commissioner SECONDER: Keith Voight, Secretary AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

8. Public Hearing Chair Fox opened the Public Hearing at 7:15 PM.

Director Langer summarized the following ordinance amendments:

a. Zoning Amendment #18-001, Automotive Fueling Station Canopy Lighting · Lighting standards did not permit adequate lighting under fuel station canopies. · Ordinance Review Committee (ORC) convened to discuss this issue. Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes) · Staff did a study of other fuel stations in the area. · Michigan Chapter of the American Planning Association has produced a memo on lighting with some exceptions for slightly higher levels for fuel station canopies. · ORC made a recommendation to amend the ordinance from 10 footcandles (fc) to 20 fc. · Since that time, an amended version has been distributed with a correction and additional clarifying language added as subsection 2.E and a recommendation to modify language in 2.D from “average” to “a maximum”. · The intent is to allow fueling stations a little more leeway for lighting under the canopy.

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b. Zoning Amendment #18-002, Automobile Fueling Station Canopy Sign · Canopy signs are not specifically identified in the Zoning Ordinance. · The ORC examined this at great length as signs can be controversial. · They looked at signs, lighting, colors, striping, etc. · Also examined hundreds of pictures of other fuel stations throughout the country. · Followed the language for wall signs as a template. · Draft ordinance identifies canopy signs as a separate sign, made provisions to allow canopy signs, similar to wall signs with certain size limitations, provision for one accent color limited by a certain percentage, added language to address a fuel station with two canopies.

c. Zoning Amendment #18-003, Amend Expiration of an Approved Site Plan · Currently, if a site plan approval expires after one year, the applicant must come back to the Planning Commission for re-approval. · The Planning Commission expressed a desire to extend the site plan approval to two years, with an allowance for staff to grant one one-year approval.

d. Zoning Amendment #18-004, Site Plan Amendment Process · Intent is to clarify what is considered a minor amendment and allow those to be handled administratively rather than being required to return to the Planning Commission for re-approval. · Minor amendments include such things as lighting, some landscaping, and relocation of parking as long as it complies with the ordinance.

e. Zoning Amendment #18-005, Amend Performance Bond Reduction Process · Bonds for ongoing projects cost developers to renew. The cost is based on the amount of the bond. Currently, a request for bond reduction must go before the Township Board. · The Township Board asked if this could be handled administratively by staff.

Call to the Public: None

Chair Fox closed the Public Hearing at 7:25 PM a. Zoning Amendment #18-001 Automotive Fueling Station Canopy Lighting Director Langer asked the Planning Commission about adding clarifying language to subsection C, D, and E.

The Planning Commission briefly discussed the additional language and agreed.

Commissioner Voight offered the following Motion:

Move to recommend approval of Zoning Ordinance Text Amendment #18-001, as listed below: Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes)

AUTOMOBILE FUELING STATION CANOPY LIGHTING

Section 5.13 LIGHTING

2. Intensity. For commercial, office, industrial and multiple-family residential:

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A. The level of lighting shall not exceed 0.5 footcandles at any adjacent residential property line or 1.0 footcandles at any adjacent non-residential property line. The light intensity shall be measured at 5 feet above ground level on a vertical plane. B. The average footcandles shall be between 2.4 and 3.6 in the main parking area and an average of 5.0 footcandles at the main building entrance and entry/exit drive measured at 5 feet above the ground level on a vertical plane. C. Except as otherwise provided in Section 5.13.2.E., the level of lighting shall not exceed 10 footcandles at any location on the site. D. Except as otherwise provided in Section 5.13.2.E., for vehicular canopies, the level of lighting shall not exceed an average of 5.0 footcandles. The canopy fixtures shall be installed so that the lens cover is recessed so that the fixture is adequately shielded. E. For automotive fueling station canopies, the level of lighting shall not exceed a maximum of 20 footcandles. The canopy fixtures shall be installed so that the lens cover is recessed so that the fixture is adequately shielded.

Seconded by Commissioner Newsom. Commissioner Colaianne suggested adding “with the changes discussed this evening.” The Maker and Seconder agreed. Motion carried unanimously.

RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] Next: 8/21/2018 7:00 PM MOVER: Keith Voight, Secretary SECONDER: Jeff Newsom, Vice Chairman AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

b. Zoning Amendment #18-002, Automobile Fueling Station Canopy Sign Chair Fox asked about the 40 square feet maximum size and the size of the Mobile canopy sign. Director Langer stated the formula is one square foot per lineal feet up to a maximum of 40 square feet. Forty is half of the maximum size for the wall signs. If there is not have enough frontage, they could not have a 40 square foot sign on the canopy.

Chair Fox inquired about the panel of logo signs. Director Langer stated a box would be created around the whole thing to determine the size.

Commissioner Mitchell offered the following Motion: Move to recommend approval of Zoning Ordinance Text Amendment #18-002, as listed below:

AUTOMOTIVE FUELING STATION CANOPY SIGNS PROPOSED AMENDMENT

Section 5.26

N. Automotive Fueling Station Canopy Sign: In addition to the permitted Wall Sign(s) and the permitted Monument Sign(s), Automotive Fueling Stations shall be permitted a Sign affixed to the Canopy over the fuel pumps, if such a canopy exists. Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes) 1. A permitted canopy sign(s) shall only be located on the vertical face of the canopy fascia and may be permitted on any side of the canopy fascia. Generally, canopy signs should be located parallel to the road right-of-way of the automobile fueling station. 2. If the automobile fueling station is located on a corner or double frontage lot, a second canopy sign may be permitted, but no more than two (2) canopy signs in total. One sign may be permitted on the canopy’s primary frontage and an additional sign may be permitted on the canopy’s secondary frontage; however, the placement of the signs may be permitted on other canopy fascias, provided no more than one (1) sign is on the same canopy fascia.

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3. For automobile fueling stations that are permitted two (2) canopy signs, the second canopy sign shall be permitted, regardless if the property contains a second monument sign. 4. The maximum size of the canopy sign(s) shall be limited to one (1) square foot in sign area for every one (1) lineal foot of canopy frontage, up to a maximum of forty (40) square feet in size. Only one (1) canopy sign shall be permitted on the canopy fascia. 5. The permitted canopy sign shall not project above the vertical face of the canopy. 6. The canopy sign may be illuminated in a similar manner to wall signs and the canopy sign shall be individual letters or logos, similar to wall signs. 7. A logo or panel sign, as part of the permitted canopy sign, shall not exceed ten (10) square feet in area, in combination with the maximum permitted size of the canopy sign. However, the overall size of the canopy sign, which includes the panel sign, shall be limited to either forty (40) square feet or the size determined by the formula of one (1) square foot per lineal foot of frontage; whichever is the more restrictive. 8. All panel signs that are part of a permitted canopy sign, which are within and internally illuminated, shall be constructed with an opaque background and translucent letters and symbols. (Opaque means that material must not transmit light from an internal illumination source.) 9. Any sign placed on the automotive fueling station canopy shall be raised from the fascia of the canopy and shall not be painted or flat against the fascia of the canopy. 10. The automobile fueling station canopy shall comply with Section 5.24.3 of the Zoning Ordinance, which pertains to colors. Except one (1) accent color may be used as a stripe on the canopy. The accent color may not exceed forty percent (40%) of the overall canopy fascia width. The accent color shall not be illuminated or have lights directly emitting light on the canopy. 11. In the event that there are more than one (1) automotive fueling station canopy on the site, the site shall be limited to a maximum of one (1) sign, unless the property is located on a corner or a double frontage lot, a second canopy sign may be permitted, but no more than two (2) canopy signs shall be permitted on the property, regardless of the number of automotive fueling station canopies.

Seconded by Commissioner Murphy. Motion carried unanimously.

RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] Next: 8/21/2018 7:00 PM MOVER: Michael Mitchell, Commissioner SECONDER: Thomas Murphy, Commissioner AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

c. Zoning Amendment #18-003, Amend Expiration of an Approved Site Plan Commissioner Colaianne offered the following Motion: Move to recommend approval of Zoning Ordinance Text Amendment #18-003, as listed below:

EXPIRATION OF A SITE PLAN

Section 6.1.9 Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes)

9. Expiration of Site Plan Approval. Approval of the site plan is valid for two (2) calendar years from the date of Township approval of the site plan. If actual physical construction of improvements of a substantial nature as contained in the approved site plan has not commenced and proceeded meaningfully toward completion within that period and if a written request for extension of the approval has not been submitted by the applicant, the approval of the final site plan shall be deemed null and void. The Township may grant an extension to the site plan approval where a written request for an extension is filed with the Zoning Administrator prior to the site plan becoming null and void. The Township may grant an extension in compliance with the following:

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A. If there have been no changes to the Zoning Ordinance that would affect the site plan, and there are no changes to the approved site plan, then the Zoning Administrator may grant the extension. The Zoning Administrator may grant a one year extension from the date of the original approval by the Township. If the Site Plan has not commenced and proceed meaningfully toward completion at the conclusion of the original two (2) year approval and after the one (1) year extension, then the site plan must be reviewed and approved by the Planning Commission.

B. If there have been changes to the Zoning Ordinance that could affect the site plan, then the request for extension shall be reviewed by the Planning Commission to determine if an amended site plan must be submitted for approval to comply with the new Ordinance amendments.

If any approved site plan has become null and void as set forth herein, no permits for development or use of the subject property shall be issued until all applicable requirements of this Article have been satisfied.

Seconded by Commissioner Newsom. The Planning Commission briefly discussed how needed and helpful this amendment will be. Motion carried unanimously.

RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] Next: 8/21/2018 7:00 PM MOVER: Joe Colaianne, Trustee SECONDER: Jeff Newsom, Vice Chairman AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

d. Zoning Amendment #18-004, Site Plan Amendment Process Commissioner Newsom offered the following Motion: Move to recommend approval of Zoning Ordinance Text Amendment #18-004, as listed below:

SITE PLAN AMENDMENT

Section 6.1.10.

Modifications to an Approved Site Plan. Administrative review may be conducted by the Zoning Administrator for site plans that involve minor modifications. A minor modification shall constitute the following:

A. Change to the rights-of-way and public or private easements to accommodated essential services for the proposed developments on adjacent properties. B. Change to the site plan to accommodate unforeseen natural or environmental conditions or natural or constructed features, for example, underground water or geological features, existing structures and improvements and items of historical or other significance. Changes to the site plan may include building and parking lot setbacks as long as the changes still meet the minimum Ordinance requirements and landscaping as long as those changes meet the intent of the approved site plan. C. Change to the drive and/or approach, curb radii, sidewalk width, angle of parking stalls, use of bumper Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes) blocks which further enhance vehicular and pedestrian movements and are consistent with the Engineering Design Standards for the Township. D. Changes to the location, species and size of specimens or spacing of required trees, shrubs or the type of ground cover to be used as designated on the site plan; provided that any changes to the landscape plan shall continue to comply with the landscape requirements of this Ordinance. E. Change to the location or size of an accessory structure as determined necessary to address site conditions, as long as the total square footage, height and setbacks of the accessory structure do not exceed the requirements of the Ordinance.

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F. Change the proposed color consistent with the hue, saturation and tone approved by the Planning Commission. G. Changes to the number and location of off-street parking spaces, as long as the total number of constructed off-street parking spaces do not exceed the total number approved by the Planning Commission; and also complies with the minimum required by the Ordinance. H. Changes to the location and the required loading spaces. I. Changes to the approved lighting plan where the proposed light fixtures still meet the style and intent to the approved plan. Other changes may include location of the light fixtures, replacing existing light fixtures with more efficient style Light Emitting Diode (LED) fixtures; as long as, the proposed light fixture style and location still meet the lighting requirements of this Ordinance (i.e. light levels at the property lines, average lumens, and maximum illumination, etc..) A photometric plan shall be submitted as part of the request to make changes to the approved site plan.

Seconded by Commissioner Voight. Motion carried unanimously.

RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] Next: 8/21/2018 7:00 PM MOVER: Jeff Newsom, Vice Chairman SECONDER: Keith Voight, Secretary AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

e. Zoning Amendment #18-005, Amend Performance Bond Reduction Process Commissioner Murphy offered the following Motion: Move to recommend approval of Zoning Ordinance Text Amendment #18-005, as listed below.

BOND REDUCTION-RELEASE Section 6.4.2.D. D. The Township Zoning Administrator shall determine the means of releasing portions of the performance guarantee in proportion to the amount of work completed on the covered improvements. The Zoning Administrator shall work with the Township’s Engineering Consultant, Public Works Department, and any other department that has an interest in the release of the performance guarantee. All required inspections for improvements for which the performance guarantee is held shall have been completed before any release shall be made.

Seconded by Commissioner Grissim. Motion carried unanimously.

RESULT: RECOMMENDED TO APPROVE [UNANIMOUS] Next: 8/21/2018 7:00 PM MOVER: Thomas Murphy, Commissioner SECONDER: Sue Grissim, Commissioner AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

9. Other Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes) a. Retail Market Analysis Director Langer summarized the current Future Land Use Map indicating the areas for commercial property. He continued stating: · Developers have come to the Township asking for permission to develop land designated for commercial use for residential uses stating there is less of a demand for commercial property and greater demand for other uses. · All have read or heard that stores are closing due to a change in demographics or the way people shop.

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· Developers are claiming there is too much commercial; we need more rooftops in the community before it can sustain that amount of commercial. · The Planning Commission’s perspective is maybe the demand is down today but if it is changed to residential and in five or ten years, the demand for commercial sites increases, the commercial option is lost. · We are trying to shape the community beyond five or ten years; we are trying to shape the community for decades to come. Maybe it needs to be looked at. · During a joint meeting with the Township Board, an expert spoke on the topic stating that big-box retail is struggling but walkability makes a difference; those commercial developments are thriving if it is done right. · The Township Board must approve an investigation into the Retail Market. · Looking at three proposals for a Retail Market Analysis.

Chair Fox stated he thinks having a study done is a good idea as the consequences are permanent. We are not looking to be built out in five years but are building for many decades to come. He supports the concept but selecting one of the proposals is a much more difficult task.

Director Langer stated it was difficult for him to make a recommendation as the company that made the presentation has offered a proposal. There may be some bias there.

Commissioner Grissim stated she had to read them multiple times and look at the deliverables. Retail Coach included not only the study but also a sort of marketing package to give to developers more information to make the community more competitive which is the next step. Since we do not really know what that is, maybe we should find out more about that component.

Commissioner Voight stated we could use the help marketing ourselves to the community; however, just because they offer a package, we still need someone to do the job. Having it may not be enough. The gentleman that came to the meeting and spoke seems to understand Hartland Township and our needs the most. He was here and seemed to have an understanding through viewing the Future Land Use Map and listening to all of our questions. It is still a tough decision. It would be nice to have a marketing package available as part of the study. He cannot believe one company would offer this marketing package while the others would not for the same fee.

The Planning Commission briefly discussed gathering more information about what would be included in the study.

Commissioner Voight stated it was also hard to know if some of the communities were similar in size, growth rate and type to Hartland Township.

Director Langer stated they did list many different communities; however, he is not sure in the presentation given by Mr. Gibbs to the joint meeting of the Township Board and the Planning Commission if those communities were similar to Hartland Township.

Chair Fox concurred they were not similar and asked the Planning Commission how they should move

forward. Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes)

Commissioner Colaianne stated presentations are costly. Probably any one of the three would do a fine job.

The Planning Commission discussed their options looking at the following: · Township Board is looking for a recommendation. · In-State companies vs. Out-of-State companies. · Cost is a factor. o One company is including all of the travel costs.

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o Get what you pay for. · Could staff take a look and provide more information. · Narrow down to two and have the other come to a Planning Commission meeting. · Deliverables: what is next? · Hard to understand how the written proposals apply to Hartland Township. · Helpful for Master Planning purposes. · Think of Wixom or Novi and the improvements made there; what would an area like that look like here. · The Township Board’s commitment and support. · Not ready to make a recommendation at this time.

Director Langer listed the three options and asked which two the Planning Commission is interested in following up with: · Land Use USA, Laingsburg, Michigan. $10,000 · Gibbs Planning, Birmingham, Michigan. (presented at the joint meeting) Level II Study $15,000 · Retail Coach, Tupelo, Mississippi. $20,000

The Planning Commission indicated interest in the two Michigan companies.

Director Langer stated he would set up a time when both companies could meet with the Planning Commission and each have approximately 30 minutes to give a brief presentation.

RESULT: INFORMATIONAL

10. Call to Public None

11. Planner's Report Director Langer reported the following: · Hartland Plaza LLC request for Site Plan Approval extension. There are no changes to the approved plan and there have been no changes to the ordinance that would affect the site plan. The current language in the ordinance is a little ambiguous as to how that extension can occur. With the Planning Commission’s approval, the Director indicated he would like to approve a one-year extension. The Planning Commission concurred. · The Communications Director contacted Director Langer with the idea to create a webpage with information about the Planning Commission members as there is for the Township Board members. Director Langer will speak with each Planning Commissioner individually in the near future. · Director Langer shared some data on Land Use Permits and activity in the Township.

· Newberry came in for a meeting regarding water options for the development. There will be a follow up Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes) meeting in August. A possible community well and the location was discussed. David Straub will be the new project manager for Mayberry. The Township has been contacted by a potential buyer of the Hartland Glen property for possible development. No plans have been provided at this time. · Cancellation of the August 9, 2018 meeting.

12. Committee Reports None

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13. Adjournment Motion to Adjourn A Motion to adjourn was made by Commissioner Mitchell and seconded by Commissioner Newsom Motion carried unanimously. The meeting was adjourned at approximately 8:07 PM.

RESULT: APPROVED [UNANIMOUS] MOVER: Michael Mitchell, Commissioner SECONDER: Jeff Newsom, Vice Chairman AYES: Colaianne, Murphy, Fox, Newsom, Grissim, Mitchell, Voight

Submitted by,

Keith Voight Planning Commission Secretary Minutes Acceptance: of Jul 26, 2018 7:00 PM (Approval Meeting Minutes)

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Proposal for Hartland Township Retail Market Analysis Hartland Township, Michigan

Prepared for: Hartland Township

Prepared by: Gibbs Planning Group

01 June 2018 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

Packet Pg. 12 6.a.a

Gi bbs Planning Group Urban intelligence

01 June 2018

Andrew Kumar Project Coordinator Hartland Township 2655 Clark Road Hartland, Michigan 48353 [email protected]

Dear Mr. Kumar:

On behalf of Gibbs Planning Group (GPG), I am pleased to respond to your request to provide retail market analysis services for Hartland Township, Michigan. GPG’s expertise allows us to formulate and refine a proven and focused approach to accomplish the market research. GPG is dedicated to providing practical, actionable results, which reflect economic development realities and not just theoretical research.

GPG has a broad range of both private and public-sector experience across North America. Public urban retail consulting clients include: Alexandria, Cambridge, Carlisle, Charleston, Chicago, Fort Wayne, Houston, Knoxville, Lower Merion Township, Madison, Memphis, Miami, Portland and Windsor. GPG’s private sector clients include EDS, Rosemary Beach, Steiner Associates, The St. Joe Company, The Taubman Company, Simon Property Group and the Walt Disney Company.

For thirty years, GPG has been a proven leader in urban retail consulting, market research and urban planning. At our core, we believe that sustainable development and vibrant community life are only possible with resilient commercial activity and that new and old towns alike need intelligent strategies for their survival. As such, we offer a comprehensive commercial analysis that includes an accurate and realistic understanding of a location’s commercial market potential, as well as recommendations for tenant mix, vehicular circulation and parking, building types and sizes and complementary land uses.

Hartland is experiencing continued commercial and residential expansion which requires a thoughtful strategy towards retail development. Based on our understanding of the project’s objectives, we advocate a thorough investigation of market conditions to establish a comprehensive framework for promoting the community’s vision and economic growth. As you will find in the following pages, our abilities and experience distinctly qualify us to complete the desired scope of services and advance the continued flourishment of Hartland Township.

Thank you for the opportunity to submit this proposal. We look forward to discussing it with you in the near future.

Sincerely,

Robert J. Gibbs, AICP, ASLA, CNU President Gibbs Planning Group Inc. 240 Martin Street, Suite 200 Birmingham, Michigan 48009 [email protected] (248) 642-4800

Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - 240 Martin Street · Birmingham, Michigan · 48009 TRADITIONAL TOWN PLANNING + RETAIL CONSULTING + MARKET RESEARCH Tel. 248.642.4800 · Fax. 248.642-5758 · www.gibbsplanning.com Packet Pg. 13 6.a.a

Gibbs Planning Group PROPOSED SCOPE OF SERVICES Urban intelligence

Based on our understanding of the project’s objects, GPG proposes the following market analysis options to complete the identified scope. We look forward to discussing the benefits of choosing one scope over the other and would gladly provide report examples if requested.

Option 1: Level One Market Analysis This study is designed to provide the client with a general understanding of the amounts and types of retail development that are presently supportable in the subject study area. During this analysis, GPG will: • Collect third party demographic data, including household income and consumer expenditure potential by retail category, for the estimated trade areas of the subject site. • Utilizing GIS mapping, GPG will estimate the study area’s trade areas and potential market boundaries. • GPG will also analyze 25 retail types including apparel, books, children’s, department stores (discount and luxury), electronics, gifts, grocery, hardware, home furnishings, pharmacies, sporting goods and restaurants. The final deliverable of this study shall be a letter of qualitative opinion as to whether or not retail development is supportable in the study area and what size retailers would most likely be supportable at the site. • The deliverable shall be a three- to four-page illustrated report of findings and supporting demographic tables.

2018 Estimated 2018 2018 Estimated 2023 Estimated 2023 2023 Estimated No. of Retail Category Supportable Sales/SF Retail Sales Supportable SF Sales/SF Retail Sales Stores SF Retailers Apparel Stores 4,400 $230 $1,012,000 4,900 $240 $1,056,000 3 - 4 Beer, Wine & Liquor Stores 1,800 $270 $486,000 1,800 $285 $513,000 1 - 2 Book & Music Stores 5,200 $190 $988,000 5,300 $200 $1,040,000 1 - 2 Electronics & Appliance Stores 3,100 $235 $728,500 3,800 $245 $759,500 2 - 3 Florists 1,600 $170 $272,000 1,700 $180 $288,000 1 - 2 Furniture Stores 2,700 $220 $594,000 3,100 $230 $621,000 1 - 2 General Merchandise Stores 17,600 $245 $4,312,000 19,400 $255 $4,488,000 7 - 8 Grocery Stores 7,600 $305 $2,318,000 15,000 $320 $2,432,000 1 - 2 Home Furnishings Stores 4,100 $210 $861,000 4,400 $220 $902,000 2 - 3 Jewelry Stores 3,200 $345 $1,104,000 3,400 $360 $1,152,000 2 - 3 Lawn & Garden Supply Stores 1,800 $175 $315,000 1,900 $185 $333,000 1 Miscellaneous Store Retailers 6,400 $225 $1,440,000 7,300 $235 $1,504,000 5 - 6 Office Supplies & Gift Stores 7,000 $220 $1,540,000 7,200 $230 $1,610,000 6 - 7 Pharmacy & Cosmetics 8,400 $335 $2,814,000 10,700 $350 $2,940,000 2 - 3 Shoe Stores 2,500 $230 $575,000 2,600 $240 $600,000 1 - 2 Specialty Food Stores 3,100 $235 $728,500 3,400 $245 $759,500 1 - 2 Sporting Goods & Hobby Stores 2,500 $200 $500,000 3,000 $210 $525,000 1 - 2

Retailer Totals 83,000 $238 $20,588,000 98,900 $249 $21,523,000 38 - 54

Restaurants Bars, Breweries & Pubs 3,700 $295 $1,091,500 3,700 $310 $1,147,000 1 - 2 Full-Service Restaurants 11,900 $315 $3,748,500 13,600 $330 $3,927,000 3 - 4 Limited-Service Eating Places 13,800 $280 $3,864,000 15,300 $295 $4,071,000 5 - 6 Special Food Services 4,800 $245 $1,176,000 4,800 $255 $1,224,000 3 - 4

Restaurant Totals 34,200 $284 $9,880,000 37,400 $298 $10,369,000 12 - 16

Retailer & Restaurant Totals 117,200 $246 $30,468,000 136,300 $258 $31,892,000 50 - 70

Figure 1: The above examples show the primary trade area map and supportable retail table included in the retail market analysis.

Option 2: Level Two Retail Market Analysis This study is intended to allow the client to gain an understanding of the types and sizes of retail businesses that are likely to be supportable in the study area presently and during the next five (5) years. During this analysis, GPG will: • Comb the site’s region, visiting most relevant employment centers, shopping centers, retailers and residential clusters. The assessment will include evaluation of the stores’ quality, service and merchandise to seek out potential voids or over-supply of a particular good or service. • GPG will also conduct pedestrian and drive-time studies and utilize GIS mapping to prepare a gravitational model to estimate the site’s primary and secondary trade areas. • GPG will then research and collect third party demographic data, household income, tapestry lifestyle segmentation, consumer expenditure potential by retail category, education levels, percentage of various employment types, age, projected growth, etc. This study will analyze 30 retail types including apparel, books, children’s goods, department stores (discount and luxury), electronics, gifts, grocery, hardware, home furnishings, pharmacies, sporting goods and restaurants. • Prepare a qualitative opinion as to whether or not retail development is supportable at the study site, sales forecasts and size estimates of the retailer categories most likely to be supportable for the next five (5) years. • Prepare a 20 to 25-page written and illustrated summary of the findings. Data sources include: US Census, ESRI Business Analyst, Claritas ICSC Shopping Center Database, and local brokerage services. Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Gibbs Planning Group FEE PROPOSAL Urban intelligence

Professional Fees GPG’s proposed fee for the consulting services required for the Hartland Township Retail Market Analysis is:

• Level One Retail Market Study – $7,000 • Level Two Retail Market Study - $15,000

GPG shall be available for up to two (2) meetings with the client and one (1) public presentation of findings. Additional on-site meetings or presentations will be invoiced on hourly or per diem rates as described.

GPG’s schedule of fees assumes the following rates:

Principal: $250/hr $2,500 per diem Associate: $125/hr $1,200 per diem

Schedule GPG shall complete the agreed upon scope of services within 60 days of an executed contract.

Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Gibbs Planning Group COMPANY PROFILE Urban intelligence

Gibbs Planning Group Robert J. Gibbs President 240 Martin Street Birmingham, MI 48009 Tel. 248-642-4800 [email protected] www.gibbsplanning.com

Birmingham, Michigan

Gibbs Planning Group (GPG) offers professional services in Urban Retail Consulting, Retail, Residential, Hospitality and Office Market Research and Town Planning. For over 25 years, President Robert Gibbs has been active in developing innovative yet practical methods for applying current trends in commercial and residential development to over 400 communities and 250,000 acres of properties across North America, the Pacific Rim and the Caribbean. GPG seeks to promote the revitalization of historic cities and the building of mixed-use traditional commercial centers that provide for the needs and desires of the community, while earning a market rate of return for the private sector.

In dealing with a wide range of natural and man-made conditions and constraints, GPG, which Mr. Gibbs founded in 1988, has responded with innovative master plans, employing creative strategies such as revising outdated zoning and transportation policies. Foremost among GPG’s achievements has been the successful application of the latest in modern retail planning and merchandising to depressed or declining communities as well as to new developments designed as traditional towns.

In the New Urbanism/Smart Growth practiced by GPG, sound development depends upon neighborhoods clearly defined yet seamlessly integrated into larger communities, where streets are comfortable for the pedestrian yet functional for the motorist, where buildings are permitted to have mixed uses, and where densities are capable of supporting local commerce. GPG believes that sustainable development and vibrant community life are only possible with a vital commercial life, and that new and old towns alike need intelligent strategies for its survival.

Before establishing GPG, Robert Gibbs spent a dozen years gaining invaluable expertise in retail planning by advising shopping center and shopping mall developers on the psychology of commerce – the practical science of analyzing and adjusting all elements known to affect a shopper’s mood in the marketplace. From this experience, Mr. Gibbs distilled retail and merchandising principles for reviving retail in moribund downtowns and for instilling successful commerce in new ones. The purpose of these prescriptions is not to turn existing or planned main streets into malls, but rather to give merchants on the street the same competitive advantage that those in the most profitable shopping centers enjoy. Foremost among these “lessons from the mall” are the need for a strategic mix, advantageous pedestrian and vehicular circulation patterns, and arresting storefront designs. Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Gibbs Planning Group Urban intelligence

Robert J. Gibbs, AICP, ASLA, CNU-A President, Gibbs Planning Group, Inc.

Email: [email protected]

Robert Gibbs serves as GPG’s president and managing director. Gibbs is considered one of the foremost urban retail planners in America. For more than two decades, his expertise has been sought by some of the most respected mayors, renowned architects, and successful real-estate developers in the country. Profiled in The New York Times, The Wall Street Journal, and Urban Land, Gibbs has, writes The Atlantic Monthly, “a commercial sensibility unlike anything possessed by the urban planners who usually design downtown-renewal efforts.” He is also a recognized Representative Clients leader in the New Urbanism, having pioneered the implementation of its environmentally Alexandria, Virginia sustainable principles of Traditional Town Planning and Smart Growth. Atlanta, Georgia

Carlisle, Pennsylvania For the past 30 years, Gibbs has been active in developing innovative yet practical methods for Charleston, South Carolina applying modern trends in commercial development to more than 400 town centers and historic Chicago, Illinois cities here and abroad. He also planned Michigan’s first ten New Urban communities and Form Dearborn, Michigan Based Codes. A speaker at the First Congress of the New Urbanism in 1992 and twenty Denver, Colorado subsequent CNUs, Gibbs lectures frequently throughout the country. He is the author of Fresno, California Principles of Urban Retail Planning and Development and the Retail Module of the SmartCode Grand Rapids, Michigan and has contributed articles to numerous books and publications. For the past 22 years, he has Houston, Texas taught “Urban Retail Planning” in the Executive Education Program at the Harvard Graduate Marquette, Michigan School of Design. In 2012, Gibbs was honored by the Clinton Presidential Library for his life’s Memphis, Tennessee contributions to urban planning and development, and by the City of Auckland, New Zealand for Naples, Florida Norwalk, Connecticut his planning innovations. Palm Beach, Florida Before Gibbs founded GPG in 1988, he gained invaluable expertise in retail planning by advising Portland, Oregon shopping center developers on the psychology of commerce—the practical science of analyzing Santa Cruz, California and adjusting all elements known to affect a shopper's mood in the marketplace. From this Sarasota, Florida experience, Gibbs distilled the fundamental retail and merchandising principles for reviving retail Seattle, Washington in moribund downtowns and for instilling successful commerce in new ones. Southampton, New York S. Fort Wayne, Indiana Education

University of Michigan - Ann Arbor State of Florida Master of Landscape Architecture State of Oregon Oakland University, Auburn Hills, Michigan Kentlands, Maryland Bachelor of Arts in History The Glen, Illinois Rosemary Beach, Florida Professional Associations Relevant Training Seaside, Florida American Institute of Certified Planners NCI Charrette System Brown University American Planning Association Form-Based Code Institute Johns Hopkins University American Society of Landscape Architects MI Place Initiative, University of Michigan Congress for the New Urbanism, Charter Member Train the Trainers Ohio State University Former Form Based Code Institute, Board Member University of Pennsylvania Urban Land Institute AECOM Duany Plater-Zyberk & Co. Fantasy Springs Resort & Casino

General Motors Company Prior Experience Moule & Polyzoides Rock Ventures, Inc. JJR/SmithGroup Simon Property Group Taubman Centers Taubman Centers, Inc. The Walt Disney Company

Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Gibbs Planning Group Urban intelligence

David N. Mangum, CNU-A, LEED APND Director Urban Planning & Design

Email: [email protected]

David Mangum serves as GPG’s Director of Urban Design and Planning and has been intricately involved in GPG’s urban design and town planning efforts, market research and charrette leadership. David was recently project manager and head planner for GPG’s Troy Town Center master plan, a 100-acre mixed-use walkable community planned for the city’s existing civic center.

Recent projects include Boyne Resorts, Detroit Fairgrounds, Farmington, Frankenmuth, Grosse Planning and Urban Design Alternative & Interim Master Pointe, Highland Park, Holland and new mixed-use town centers for the cities of Troy, Warren Plans, S. Fort Wayne, IN and Wixom, MI; David has also consulted for Nob Hill District of Albuquerque, NM; Cuyahoga Chandler Crossings Master Falls OH; Hot Springs, AR; Midtown Omaha, NE; Panama Pacifico in Panama, Central Plan, Lansing, MI America; Sarasota, FL; Uptown Normal, IL; and South Bend, IN. He spearheaded alternative Eddington Farms Master master plan projects for city clients Fort Wayne, IN; Three Rivers, Troy and Wixom, MI; and Plan, Rochester Hills, MI Longwood, FL, and has helped organize and lead charrettes for East Lansing, Marquette, Oak Fallen Timbers Master Plan, Marietta, OH Park, Palmer Park (Detroit), and Woodward Avenue, MI. Frankenmuth, Michigan Gateway Innovation District, David has given extensive public lectures and workshops and has also presented and Lansing, MI participated in panel discussions at the "1st Moscow International Forum- Culture: A Look into Historic Hospital Master the Future” on the contemporary integration of urban retail formats in modern cities. Plan, Three Rivers, MI Palmer Park Master Plan, Detroit, MI Gibbs Planning Group Retail Implementation May 2013 - Present Strategy: Longwood, FL Shelby Town Center, Presentations Shelby Twp., MI The 1st Moscow International Forum - Culture: A Look into the Future: “Urban Retail Troy Town Center, Troy, MI Planning Principles & New Trends in Commercial Development” 2014 Warren, MI Streetscape Plan CNU 22 - The Resilient Community: “Retail Success: Rebuilding Cities & Towns” 2014 Wixom, MI Town Center, Woodward -I 696 Complete CNU 26 - Surviving the Retail Apocalypse Streets Analysis, R.O., MI Relevant Training Representative Market NCI Charrette System Training, December 2013 Analysis Experience Form-Based Code Institute, November 2013 (Courses 101e & 301) Boyne Resort, MI MI Place Initiative, October 2013 Cuyahoga Falls, OH Downtown Des Moines, IA Placemaking Strategy Development Trainer Downtown Hartford, CT Farmington, MI Education Florida Hosp., Orlando, FL Wayne State University Freshfields Village, SC Department of Urban Studies & Planning Grosse Pointe, MI Master of Urban Planning High Street, Atlanta, GA University of Michigan - Ann Arbor Historic Richmond Town, Staten Island, NY Taubman College of Architecture & Urban Planning Holland, MI Bachelor of Science in Architecture Indian School Rd. Transit District, Phoenix, AZ Memberships Kennesaw, GA American Planning Association (Michigan Chapter) Marquette Third Street U.S. Green Building Council (Detroit Regional Chapter) Corridor, Marquette, MI Congress for New Urbanism Niagara-on-the-Lake, ON Palm Beach Gardens, FL Panama Pacifico, Publications & Awards Panama, Central America MIASLA Award of Merit: Palmer Park Master Plan Patrick Sq., Clemson, SC Michigan Association of Planning Award of Excellence: Marquette Third Street Master Plan Sarasota, FL Crain’s Detroit Business Seabrook, WA Detroit Free Press South Memphis, TN Stonecrest Mall, GA SITES South Bend, IN S. Fort Wayne, IN

Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Gibbs Planning Group

Urban intelligence

Andrew L. Littman, J.D., CNU-A Director of Research

Email: [email protected]

Andrew Littman serves as Director of Research at GPG where he oversees its hotel, office, residential and retail market research for cities and new town centers across the country. Prior to joining GPG in 2016, Andrew practiced law (initially in private practice and

later as a staff attorney at the Wayne County Circuit Court) and then worked as a broker at Representative Market Marcus & Millichap. Analysis Experience Andrew is a graduate of Skidmore College, the Moritz College of Law at The Ohio State Bangor Township, MI University and obtained a graduate certificate in real estate development from the Clemson, SC University of Michigan. He is a member of the State Bar of Michigan and the Congress for Conyers, GA the New Urbanism, as well as being a licensed real estate salesperson. Detroit Fairgrounds, MI Downtown Jackson, MI Gibbs Planning Group Fresno, CA Hilton Head, NC May 2016 – Present Las Cruces, NM Leander, TX Relevant Training Montclair, CA Completed Harvard University Graduate School of Design class “Urban Retail: Essential Muskegon, MI Planning, Design, and Management Practices”. Pittsboro, NC Santa Cruz, CA Education Savannah, GA University of Michigan – Ann Arbor Troy, MI Taubman College of Architecture & Urban Planning Graduate Wilsonville, OR Certificate in Real Estate Development The Ohio State University Moritz College of Law Juris Doctor Skidmore College Bachelor of Arts in Government

Memberships State Bar of Michigan Congress for the New Urbanism graduate

240 Martin Street · Birmingham, Michigan · 48009 · Tel. 248-642-4800 · www.gibbsplanning.com Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

Packet Pg. 19 6.a.a Gibbs Planning Group EXPERIENCE Urban intelligence DOWNTOWN RETAIL ANALYSIS, Holland, Michigan

2014 GPG conducted a retail analysis for the City of Holland’s Downtown. While historic charm, stable employment and exceptional infrastructure make downtown Holland a desirable location for local, regional and national retailers, the study proposed that just beyond some densely developed blocks, several advantageously located sites are suitable for infill or redevelopment.

A steadily increasing population in a fast-growing region, coupled with strong tourism and events, positions Holland for new commercial development to complement the existing supply of successful retailers and restaurants. GPG’s market study identified and quantified the retail demand generated by residents, workers, students and a year-round supply of tourists, ultimately discovering opportunities for existing retailers to expand their presence or for new retailers to enter the market. Adding to the critical mass of retailers and restaurants downtown can further the broad appeal to tourists and contribute to increased expenditure within the downtown development district. Leading categories of supportable retail growth are restaurants, department store merchandise, apparel, furniture and jewelry. Principal: Robert Gibbs

Client: City of Holland GPG offered guidance in marketing and distributing the Contact: Dana Kollewehr, Downtown Manager study, as well as equipping the DDA with a list of 44 West Ninth Street, Holland, potential tenants to fill the retail gaps, and consequently, Tel: (616) 928-0676 property owners have fully embraced the study. Email:[email protected] Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

240 Martin Street ·Birmingham, Michigan · 48009 · Tel. 248-642-4800 · www.gibbsplanning.com Packet Pg. 20 6.a.a Gibbs Planning Group EXPERIENCE Urban intelligence RETAIL & RESIDENTIAL MARKET ANALYSIS, Corunna, Michigan

2014 Gibbs Planning Group (GPG) conducted a retail and residential market analysis for the City of Corunna, Michigan. This study

finds that Corunna presently has a statistical demand for nearly 60,500 square feet (sf) of additional retail development producing up to $19.1 million in sales. By 2019, this demand could likely generate up to $22.0 million in gross sales. This new retail would be defined as a neighborhood center by the shopping center industry and will be filled with local serving types of businesses.

GPG found that the study area will have demand for 25 to 40 additional age-targeted housing units by 2016, and will continue at that annual rate through 2021 as the active adult population bulge evolves out of their existing 50-year-old housing stock. In addition, Corunna has a demand for up to 65 -75 urban loft- high housing foreclosure rate, low prices and the high cost of type apartments if located within walking distance of downtown historic building construction, GPG concluded that the and built with high ceilings, large windows and modern fixtures. Shiawassee School cannot be converted into new housing and produce a market rate of return on the investment. The study concluded that the active adult dwellings should be However, the existing demand for up to 65 -75 loft-type constructed as inline four to six-plex buildings for rent or for apartments could potentially be developed in the school sale, which will appeal to the trade area’s growing empty nester building and its adjacent grounds with the assistance of population and mitigate the impact on the local Corunna Public governmental grants, low interest loans and tax credit Schools. Any project in the residential study area will need to programs. have easy vehicular access to the major communities of Flint and Lansing, as well as neighborhood and community- scale Principal: Robert J. Gibbs shopping destinations. Client: City of Corunna, Michigan Contact: Joseph Sawyer, City Manager GPG’s study also reviewed the potential for the historic 402 North Shiawassee Street Shiawassee Street School building to be converted into Corunna, Michigan 48817 upgraded residential loft type dwellings. Given the city’s Tel: (989) 743-3650 Email: [email protected] estimated decline in population, combined with the region’s Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

240 Martin Street · Birmingham, Michigan · 48009 · Tel. 248-642-4800 · www.gibbsplanning.com Packet Pg. 21 6.a.a Gibbs Planning Group EXPERIENCE Urban intelligence FOUR COMMERCIAL CORRIDORS, Sarasota, Florida

2014

Gibbs Planning Group conducted retail market analyses for four commercial districts in Sarasota, Florida: Downtown Sarasota, the Rosemary District, the Martin Luther King, Jr. Corridor and St. Armands Circle. GPG addressed these specific areas of interest for each targeted commercial zone:

1. An inventory of retail/office space. 2. Specific types of businesses in demand for office workers, year round residents, seasonal residents and visitors. 3. Recommendations for specific businesses to recruit. 4. Determine whether the proliferation of restaurants, food-

related businesses serving on premises, bars and nightclubs in each area presents a current or potentially future problem. 5. Recommendations about the balance of retail for both the young professional and older populations; are downtown stores too expensive, and cater to a higher income group? 6. Identify commercial pedestrian generators to anchor each targeted commercial area.

GPG also identified incentive programs the city should implement to will help achieve an optimal business mix:

 Retain a business recruitment consultant or staff member to identify & approach potential retailers;

 Improve store facades with a financial and professional design assistance programs, and implement new storefront, awning & signage regulations.  Implement a “sunset” policy requiring existing properties to adopt the city’s new design standards within five years.

Client: City of Sarasota, Florida Contact: Norman Gollub FORMER Downtown Economic Development Coordinator NOW Executive Director Foss Waterway Development Authority 535 Dock Street, Suite 204, Tacoma, WA 98402-4630 Tel: (253) 597-8122

Email: [email protected] Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Gibbs Planning Group EXPERIENCE Urban intelligence The Grosse Pointe Communities, Michigan

City of Grosse Pointe Park

City of Grosse Pointe - “The Village”

The Grosse Pointe Chamber of Commerce, with the cooperation of the five municipalities that make up Grosse Pointe, commissioned Gibbs Planning Group (GPG) to do a study of the community from a commercial, retail and restaurant perspective.

GPG conducted market studies for the four major commercial areas servicing the Grosse Pointes: Mack Avenue from Alter Road on the west to just past 8 Mile Rd./Vernier Rd., and three primary shopping areas along Kercheval Rd. commonly referred to as “The Park, The Village and The Hill.” Exceptional public services, schools and parks, combined with several private clubs and four unique commercial areas, amount to a high quality of life enigmatic of the Grosse Pointes’ metropolitan reputation. City of Grosse Pointe Farms - “The Hill”

GPG found that adding to the critical mass of retailers and restaurants in the four study areas could increase vibrancy in the Mack Avenue commercial districts and further economic development within each study area as they evolve into desirable, mixed-use, urban places. The trade area demographics represent a pent up market for traditional main street commerce, furthering the potential for sustainable retail development. Leading categories of supportable retail growth are grocery stores, restaurants, pharmacy and department store merchandise.

The four study areas could presently support up to 563,200 additional sf of retail and restaurant development, generating as much as $164.1 million in new sales. By 2021, household income Client: Grosse Pointe Chamber of Commerce Contact: Jennifer Palms Boettcher, Executive Director growth could increase the total captured sales to $172.4 million. 63 Kercheval, Suite 16, Grosse Pointe, Michigan 48236 Demand could partially be absorbed by existing businesses Tel: (313) 881-4722 Email: [email protected]

and/or with the opening of 165 to 225 new restaurants and Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - stores.

240 Martin Street · Birmingham, Michigan · 48009 · Tel. 248-642-4800 · www.gibbsplanning.com Packet Pg. 23 6.a.a Gibbs Planning Group EXPERIENCE Urban intelligence Village of Southampton, Long Island, New York

20132013 Gibbs Planning Group, Inc. (GPG) was retained by Southampton Village to conduct a retail market analysis and a retail peer review. The Village is located in the Town of Southampton in Suffolk County, New York.

Research indicated that in addition to 3,000 full time residents, tourists, students at nearby Stonybrook College, seasonal residents, and more than 17,000 employees contribute sizable expenditure in the primary trade area. GPG’s study found that the Village has the opportunity to significantly expand its retail and restaurant services to better serve its visitors, office workers, students, seasonal residents and surrounding community. The Village has an especially strong growth potential: GPG estimated that the presently supportable 109,100 sf of additional retail space could capture an additional $47.7 million of expenditure in 2012, growing to $50.1 million by 2017.

GPG’s retail review found that the Village has a number of policy and planning options that could increase the sales of its existing retailers, while improving the long-term sustainability of its historical commercial district. To promote the Village’s commerce, GPG recommended modifications to parking policy, the construction of modern sanitary sewer, and the Client: Village of Southampton deployment of one to three commercial and civic anchors are Contact: Mark Epley, Mayor recommended. GPG proposes that the community consider 23 Main Street , Southampton, New York 11968 expanding the business mix to better serve a representative Tel: (631) 283-0247 x.222 Email: [email protected] cross-section of its residents and visitors. Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Academic Harvard University Graduate School of Design, Continuing Education Lecturer, Urban Retail Principles: 1994-2017 University of Michigan, School of Architecture & Urban Planning Visiting Lecturer: 1998-2016 Urban Land Institute: Ten Principles for Developing Traditional Town Centers: 2006 University of Michigan, Masters of Landscape Architecture: Concentration, Urban Planning Oakland University, Bachelor of Arts University of Miami, School of Architecture Visiting Lecturer: 1995, 1996 Lawrence Institute of Technology, Site Planning Junior Undergraduate Course Instructor: 1995, Alexandria, VA 1996 Rutgers University, Walt Whitman School of Government: 1995 University of Maryland Visiting Lecturer: 1994

Awards, Honorarium & Lectures Michigan Urban Land Institute: Keynote Lecture 2017 Michigan Planning Association Award: Southfield Town Center Master Plan 2017 Congress for the New Urbanism National Congress Lecture 2016 City Building Exchange Symposium, New Orleans, Louisiana: Lecture 2014-2016 Seaside Institute: “Retail Principles for New Urban Communities and Mixed-Use Town Centers:” 2016 Michigan Association of Planning Award of Excellence for Urban Design: Walloon Master Plan: 2015 Georgia Planning Association, Outstanding Planning Process: Downtown Kennesaw LCI: 2015 International Downtown Association National Conference Featured Speaker: 2015 Oakland University: Distinguished Alumni of the Year 2014 President William J. Clinton Library: Lifetime Achievement Award 2012 ICSC Research Connections: “Implementing New Retail to Lead in Rebuilding Towns & Cities:” 2012 MiASLA: Landscape Architecture Research and Communication Award - Book: 2012 Michigan Downtown Association Statewide Downtown Conference Speaker: 2012 Form Based Code Institute, Lansing, Michigan, “The Birmingham 2016 Plan:” 2012 Oakland Heritage Conference: “Michigan’s First Form-Based Code”: 2012 CNU 20: “Principles of Urban Retail Planning and Development” 202 Presentation: 2012 CNU 20: “Worth Avenue: After Hours Street-Level Merchandising” Tour: 2012 CNU of the Carolinas, Chapter Lecture Series “Proven Urban Retail Development:” 2012 Auckland, New Zealand Distinguished Urban Planner Award 2012 University of Kentucky Gaines Center for the Humanities: 2012 NAIOP Seattle, Washington Featured Speaker: 2012 ULI Detroit 25th Annual UM-ULI Real Estate Forum Speaker: 2012 ULI Philadelphia Urban Retail Planning & Development: 2012 CNU 19: “Retail Planning Principles for Cities & New Urban Commercial Centers “Presentation: 2011 CNU 19: “Middleton Hills: New Urbanism Meets Frank Lloyd Wright” Tour: 2011 College of Charleston: “Sustainable Urban Retail: Proven Applications for Charleston’s Historic Districts:” 2011 CNU 18, “SmartCode Intensive Workshop” Presentation: 2010 CNU 18, “New Trends in the Retail Industry: An Increased Reliance on Small Retailers”: 2010 SmartCode Workshop Retail Module Presentation: 2009 US Green Building Council Middle Tennessee Annual Conference Keynote Speaker: 2009 Florida Main Street Annual Conference Presentation: 2009 CNU 17, “Sustainable Retail Development” 202 Session: 2009 CNU 17, “The Retail Development Crisis: Now What?”: 2009 ASLA Alabama & Mississippi Twin States Conference Keynote Address: 2009 University of Michigan SNRE Lecture: 2009 Corps! Magazine Best of Michigan Business Award: 2009 Cocoa, Florida Office of Economic Development Presentation: 2008 Georgia Institute of Technology Lecture: 2008 Wayne State University/ULI Conference “The New Economy: The University as Catalyst for Urban Development” Session Moderator: 2008 ASLA Annual Meeting Presentation: 2008 MAP Annual Conference Presentation, “From Radical to Influential: The CNU: 2008 Florida Main Street Annual Conference Presentation: 2008 ICSC Virginia Idea Exchange Keynote Speaker: 2008 OALA 40th Anniversary Conference Keynote Speaker: 2008 CNU XVI, “Retail Recipes” 202 Development Program Lecture: 2008 ULI Annual Conference Moderator & Speaker: 2008 Michigan ICSC Keynote Address: 2008 MAP Annual Conference, “New Trends & Smart Growth Codes for Big Box Retailers”: 2007 Florida Main Street Annual Conference Presentation: 2007 NAIOP Albuquerque, New Mexico Featured Speaker: 2007 Inland Empire APA Annual Conference Keynote Speaker: 2007 Oklahoma City, Oklahoma Mayor’s Roundtable Presentation: 2007 Sarasota SemCon 2007 Conference Moderator & Speaker: 2007 Guelph Civic League, Ontario, Canada Keynote Speaker: 2007 “Tools for Urban Development Conference,” Grand Rapids, Michigan Featured Speaker: 2007 MNCPPC Growth Management Series Presentation: 2007

South Carolina Governor’s Land Use Conference, Charleston, South Carolina Presentation: 2007 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - Oregon ICSC Alliance Conference, Portland, Oregon Keynote Speaker: 2007

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CUI Brownie Awards, East Fraserlands, Vancouver, British Columbia: 2007 American Planning Association National Convention, Lecture: 2006 APA/Florida Award of Excellence, St. Lucie County Master Plan: 2006 Florida Main Street Annual Conference Presentation: 2006 California Home Builders Community of the Year, San Elijo, California: 2006 Midtown Alliance, Atlanta, Georgia Keynote Speaker: 2006 Rochester Regional Community Design Center, Rochester, New York Keynote Speaker: 2006 Finding Community & Commerce in Town Centers, Williston, Vermont: 2006 City of Buffalo, New York Downtown Partnership Keynote Lecture: 2005 ULI Award, The Glen Town Center: 2005 Kansas State University, Honorary Lecture: 2005 Michigan Home Builders Community of the Year, Eton Station: 2005 Advanced Session, Congress for New Urbanism: June 2004 Florida Economic Development Department Keynote Address: 2004 Urban Land Institute, Austin, Texas Keynote Lecture: 2004 Urban Land Institute, Beverly Hills, California, “How to Tame Big Box Retail”: 2004 Florida American Planning Association Keynote Lecture: 2003 National Trust for Historic Preservation Panel Member on National Chains: 2003 Royal Society of Planners, Dublin, Ireland: 2001 National Trust for Historic Preservation, Indianapolis, Indiana Keynote Speaker: 2001 Urban Land Institute, Detroit, Michigan Keynote Speaker: 2000 Christchurch, New Zealand, International City & Town Centre Conference Keynote Lecture: 1998 Dearborn, Michigan, ICSC Conference Keynote Lecture: 1998 Indiana Main Street Annual Conference, National Endowment of the Arts Keynote Lecture: 1998 Michigan Society of Landscape Architects Merit Award, Birmingham Master Plan: 1998 Seaside, Florida, Seaside Institute Smart Growth State Conference Speaker: 1998 West Palm Beach, Florida, Urban Land Institute Mayor’s Forum Keynote Speaker: 1998 Chicago, Illinois, Chicago Transportation Conference Keynote Lecture: 1997 Los Angeles, California, California Cities for Livable Communities Lecture: 1997 New York, Urban Land Institute Lecture: 1997 St. Louis, Missouri, Railvolution Lecture: 1997 National Endowment for the Arts, Harvard University Faculty to the Mayor’s Instate for City Planning: Gary; Nashville, Santa Fe, New Mexico; Long Beach; Cincinnati; Anchorage: 1996 ASLA Merit Award, Novi, Michigan, The Vista’s of Novi Master Plan: 1995 Congress for New Urbanism, First, Second & Fourth Congress Lecture: 1994-1997 Michigan Society of Planning Officials Honor Award, Oxford Township General Area Plan: 1994

Retail Consulting and Market Research Jackson, Michigan Downtown: 2017 Windward Town Center, Muskegon, Michigan 2017 Monroe, Michigan: 2017 Delray Beach, Florida 2017 Gulfstream Village, Miami, Florida 2017 South Shore, Hamburg, New York: 2017 Evans Farm, Ohio: 2017 Wilsonville, Oregon: 2017 Palm Desert, California: 2017 Memphis Medical District, Memphis, Tennessee: 2017 Downtown Conway, South Carolina: 2017 International Boulevard Neighborhood, Tukwila, Washington: 2017 Seattle Central Area, Washington: 2017 Highland Park, Michigan:2017 Sammamish, Washington: 2016-2017 Niagara-on-the-Lake, Ontario, Canada: 2016-2017 Cuyahoga Falls, Ohio: 2016-2017 Warren, Michigan:2016 MacDonnell Heights, Poughkeepsie, New York: 2016 New Port Richey, Florida: 2016 Albuquerque, New Mexico: 2016 Charleston, North Carolina: 2016 Old English Square, Holbrook, Massachusetts: 2016 Chatham Park, Pittsboro, North Carolina: 2016 Saddle Creek, Omaha, Nebraska: 2016 Bangor Township, Michigan: 2016 Frankenmuth, Michigan: 2016 Ferndale, Michigan: 2016 Detroit Fairgrounds: 2016 Conyers, Georgia: 2016 New Orleans, Louisiana: 2016 Infinite Energy Center Campus, Duluth, Georgia: 2016 Princeton Village, Miami, Florida: 2016 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Omaha, Nebraska: 2016 Lakeway Town Center, Lakeway, Texas: 2016 Grosse Pointe, Michigan: 2016 Southfield Town Center, Southfield, Michigan: 2016 Pontiac, Michigan: 2016 Hazel Park, Michigan: 2016 Renn Farm, Frederick, Maryland: 2016 Las Cruces, New Mexico: 2016 Summers Corner, East Edisto, South Carolina: 2016 North Palm Beach Village: 2016 Shelby Town Center, Shelby Township, Michigan: 2016 Longwood, Florida: 2015 Helena, Montana: 2015 Ferndale, Michigan: 2015 Whitehall Village, Delaware: 2015 Perdido Key, Florida: 2015 Fort Smith, Arkansas: 2015 Amelia Park, Amelia Island, Florida: 2015 Avenir, Florida: 2015 Bonita Springs, Florida: 2015 Spokane, Washington: 2015 Chattahoochee, Georgia: 2015 Chelsea, Michigan: 2015 Londonderry, New Hampshire: 2015 Dearborn, Michigan: 2015 Deerfield Beach CPAT, Florida: 2015 Dowagiac, Michigan: 2015 Evans Town Center, Columbia County, Georgia: 2015 Langtree Lake Norman, Mooresville, North Carolina: 2015 Rosemary Beach, Florida: 2015 South Ft. Wayne, Indiana: 2015 Tucker-Northlake Community Improvement District, Tucker, Georgia: 2015 Uptown Normal, Illinois: 2015 Village Center, Deerfield Beach, Florida: 2015 Winter Park, Florida: 2015 Vacaville, California: 2015 Adrian, Michigan: 2014 Alafaya, Florida: 2014 Big Sky Resort, Montana: 2014 Boyne Mountain Resort, Boyne, Michigan: 2014 Columbia, Maryland: 2014 Corunna, Michigan: 2014 Daytona Beach, Florida: 2014 Dover, New Hampshire: 2014 Downtown Holland, Michigan: 2014 Downtown, Rosemary District, MLK Corridor & St. Armands Circle, Sarasota, Florida: 2014 Farmington, Michigan: 2014 High Street, Atlanta, Georgia: 2014 Historic Richmond Town, Staten Island, New York: 2014 Houston, Texas, Regent Square: 2014 Indian School Road, Phoenix, Arizona: 2014 Kennesaw, Georgia: 2014 Norwalk, Connecticut: 2014 Panama Pacifica, Panama, South America: 2014 Sarasota, Florida: 2014 Seabrook, Washington: 2014 South Bend, Indiana: 2014 St. Elmo’s Village, Chattanooga, Tennessee: 2014 Summers Corner, East Edisto, South Carolina: 2014 The Banks, Cincinnati, Ohio: 2014 The Village at Grand Traverse Commons, Traverse City, Michigan: 2014 Town Center Area Community Improvement District, Atlanta, Georgia: 2014 West Side Corridors, South Bend, Indiana: 2014 Winter Haven, Florida: 2014 Malbis Plantation, Daphne, Georgia: 2013 Butler Plaza, Gainesville, Florida: 2012-2013 Woodward Corridor Master Plan for Private Development Company, Detroit, Michigan: 2012 Coconut Grove, Florida: 2012 Memphis, Tennessee: 2012 Grand Rapids Commercial Master Plan, Michigan: 2012

Royal Park Hotel, Toronto, Ontario: 2012 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - Abacoa Town Center, Jupiter, Florida: 2012

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Des Moines, Iowa: 2012 Carlisle, Pennsylvania: 2012 Carmel, Indiana: 2012 Woodstock, Georgia: 2012 King of Prussia, Pennsylvania: 2012 Nine Springs, Fitchburg, Wisconsin: 2012 Pier 57, New York, New York: 2012 West Ocala, Florida: 2012 Daytona Beach, Florida: 2012 Lexington Depot District, Lexington, North Carolina: 2012 Downtown Santa Cruz, California: 2011 Fresno, California: 2011 Fulton Mall, Fresno, California: 2011 Daytona Beach, Florida: 2011 Volcano Heights Town Center, Albuquerque, New Mexico: 2011 Southfield, Michigan: 2011 Interlochen, Green Lake Twp., Michigan: 2011 Narcoossee Road Corridor, Osceola County, Florida: 2011 East Highway 192 Corridor, Osceola County, Florida: 2011 West Central District, Albuquerque, New Mexico: 2010 Martineztown Commercial District, Albuquerque, New Mexico: 2010 International District, Albuquerque, New Mexico: 2010 Coligny, Hilton Head Island, South Carolina: 2011 Mesquite, Texas: 2011 Master Plan Peer Review, Galveston, Texas: 2011 Maxwell Boulevard, Montgomery, Alabama: 2011 Windsor, Connecticut: 2011 Butler Plaza, Gainesville, Florida: 2011 Port Sanilac, Michigan: 2010 Tyson’s West, Virginia: 2010 Londonderry, New Hampshire: 2010-2012 Historic Market Hall, Charleston, South Carolina: 2010 GardenWalk Center, Anaheim, California: 2010 Kailua-Kona, Hawaii: 2010 Fantasy Springs Resort Casino, Indio, California: 2009-2010 City of Houston, Texas: 2010 King Street Long-Range Retail Plan, Alexandria, Virginia: 2010 West Palm Beach, Florida, TCRPC: 2010 City of Wasilla, Alaska: 2009 Whitehall, Delaware: 2009 Daybreak Town Center, South Jordan, Utah: 2010 City of Holland, Michigan: 2009 Reston Heights, Virginia: 2010 Revelstoke, B.C., Canada: 2010 Grand Rapids, Michigan: 2010 King Street Long Range Retail Plan, Alexandria, Virginia: 2009 Naples, Florida: 2009 Lacey Gateway Town Center, Lacey, Washington: 2009 New Smyrna Beach, Florida: 2009 Wildwood, Missouri: 2009 Palm Beach Gardens, Florida: 2009 Chesterfield Town Center, Chesterfield, Missouri: 2009 Public Market Analysis: Kitchener, Ontario: 2009 Jupiter, Florida: 2009 Potomac Yard Impact Study, Alexandria, Virginia: 2008 Clarkstown, New York: 2008 New Town at Liberty, Liberty, Missouri: 2008 Mixson Town Center, North Charleston, South Carolina: 2008 Beverly Hills, Michigan: 2008 Saugatuck, Michigan: 2008 Van Dorn Commercial Study, Alexandria, Virginia, 2008 Downtown Disney, Orlando, Florida: 2008 City of Plano, Texas: 2008 Downtown City Center, City of Carmel, Indiana: 2008 Griffin Park, Greenville, South Carolina: 2008 East Lansing, Michigan: 2008 Fauberg Boisbriand, Montreal, Quebec: 2008 Bossier Town Center, Bossier Parish, Louisiana: 2008 Yohoqua Town Center, Lake Toho, Florida: 2008 City of Rio, Florida: 2008

Lancaster, Pennsylvania: 2008 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - Bradford Health Services, Madison, Alabama: 2008

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City of Alexandria, Virginia: 2008 751 Village, Durham, North Carolina: 2008 Charleston, South Carolina: 2008 NASA Site Redevelopment, Downey, California: 2008 Kirkland Parkplace, Kirkland, Washington: 2008 Clarksburg Town Center, Clarksburg, Maryland: 2008 South Chapel Hill Town Center, Durham, North Carolina: 2008 Long Savannah Plantation, Charleston, South Carolina: 2007 Village at Hendrix, Conway, Arkansas: 2007 West Palm Beach Mall, West Palm Beach, Florida: 2007 Punta Cacique, Costa Rica: 2007 Tuxedo and Tuxedo Park, New York: 2007 Sprague/Appleway Corridor Revitalization, Spokane Valley, Washington: 2007 Raleigh-Durham, North Carolina: 2007 Downtown Airpark, Oklahoma City, Oklahoma: 2007 West Ocala, Florida: 2007 Noah’s Ark Town Center, St. Charles, Missouri: 2007 Gulfport Highlands, Gulfport, Mississippi: 2007 East Beach Town Center, Norfolk, Virginia: 2007 Portland Development Center, Portland, Oregon: 2007 The Petroglyphs, Albuquerque, New Mexico: 2007 Trinity River Properties, Dallas, Texas: 2007 Dahlonega, Georgia: 2007 Hampton Roads Crossing, Suffolk, Virginia: 2007 Hutto Town Center, Hutto, Texas: 2007 Dardenne Prairie, Missouri: 2007 Newcastle Town Center, Newcastle, Oklahoma: 2007 Mariner’s Cove Master Plan, Lake Toho, Florida: 2007 River Lights Town Center, Wilmington, North Carolina: 2007 River District Village Center, Liberty Lake, Washington: 2007 Jackson Memorial Medical Center, Miami, Florida: 2007 North Carolina Research Campus, Kannapolis, North Carolina: 2006 Santa Ana Town Center, California: 2006 Long-term Planning & Development, Central Florida Panhandle: 2006 Palm Beach County, Florida: 2006 Proposed Town Center, Baton Rouge, Louisiana: 2006 Taylor Crossings, Idaho Falls, Idaho: 2006 Melon Valley, Hurricane, Utah: 2006 SW Albuquerque regional Study, Albuquerque, New Mexico: 2006 Bannister Mall, Kansas City, Missouri: 2006 City of Ballwin, Missouri: 2006 Water’s Edge Town Center, Athens, Georgia: 2006 Erie Station II, West Henrietta, New York: 2006 Goodyear, Arizona: 2006 Placentia, California: 2006 Proposed Town Center, Houston, Texas: 2006 Santa Ana Town Center, Albuquerque, New Mexico: 2006 City of Whittier, California: 2006 Lincoln, Nebraska: 2006 Burr Ridge Town Center, Burr Ridge, Illinois: 2005 East Fraserlands Town Center, Vancouver, BC: 2005 Vilano Beach, Florida: 2005 St. Armand’s Circle Business District, Sarasota, Florida: 2005 York Township, Michigan: 2005 Niagara Falls, Canada: 2005 Metro Health Center, Grand Rapids, Michigan: 2005 Proposed Town Center, Rochester, New York: 2005 Daytona, Florida: 2005 University of Connecticut: 2004 D-C Ranch, Scottsdale, Arizona: 2004 Ashford, England, Expansion Master Plan: 2004 Biltmore Farms, Ashville, North Carolina: 2004 Jeckyll Island, Georgia: 2003 King Street, Charleston, South Carolina: 2003 Ponce de Leon Avenue Retail Study, San Juan Puerto Rico: 2003 Town Center Study, City of University Place, Washington: 2002 Mart Dock Waterfront Retail Study, Muskegon, Michigan: 2002 Bolton Road Market Study, Atlanta, Georgia: 2002 Cooley Farms Position Paper, Gilbert, Arizona: 2002 Market Study, Alfreda, Georgia: 2002

Market Study, Lower East Side Convent Hill, Milwaukee, 2002 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - Market Study, Near West Side-Highland Park, Milwaukee, 2002

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Rosemary Beach, Florida, Town Center Study: 2002 Frisco Square, Frisco, Texas: 2002 Glenview Naval Station Town Center, Glenview, Illinois: 2002 Downtown Waterfront Study, Jupiter, Florida: 2001 Corridor Study, 28th Street, Wyoming, Michigan: 2001 Town Center, Prairie Crossing, Illinois: 2001 Corridor Study, Harper Avenue, St. Clair Shores, Michigan: 2001 Redevelopment Plan, Greenbrier Mall, Atlanta, Georgia: 2001 Corridor Study, Van Dyke Highway, Warren, Michigan: 2001 Redevelopment Plan, Antioch Mall, Kansas City, Missouri: 2001 Town Center, General Motors Tech Center, Warren Michigan: 2001 Mexican Town, SW Detroit, Michigan: 2001 Coffee Creek Town Center, Chesterton, Indiana: 2001 Downtown Macon Revitalization, Macon, Georgia: 2000 Downtown Study, Portland, Oregon: 2000 Hope VI Redevelopment Project, Norfolk, Virginia: 2000 Downtown Study, Bloomington, Indiana: 2000 Microsoft Regional Offices, Seattle, Washington: 2000 San Elijah Town Center, Carlsbad, California: 2000 Coffee Creek Town Center, Chesterton, Indiana: 2000 DuPont Town Center, DuPont, Washington: 2000 Retail Planning Study, Cambridge, Massachusetts Harmony Town Center, Orlando, Florida: 2000 Retail Planning Study, Chicago, Illinois: 1999 Retail Planning Study, Melbourne, Australia: 1999 Ellard Village Retail Planning Study, Roswell, Georgia: 1999 Retail Planning Study, Sydney, Australia: 1999 Inner Harbor East Retail Market Research, Baltimore, Maryland: 1999 Bon Marche´ Mall Retail Planning Study, Baton Rouge, Louisiana: 1999 Stop & Shop Supermarket Company Retail Analysis, Bloomfield, Connecticut: 1999 Eastgate Mall Retail Planning Study, Chattanooga, Tennessee: 1999 North Broadway Project Retail Market Research, Tacoma, Washington: 1999 Inner Harbor East Retail Market Research, Baltimore, Maryland: 1999 Stop & Shop Supermarket Company Retail Analysis, Bloomfield, Connecticut: 1999 Retail Planning Study, Cambridge, Massachusetts: 1999 Chattanooga, Tennessee, Eastgate Mall Retail Planning Study: 1999 Central Square, Cambridge, Massachusetts: 1999 Redevelopment Project, Bon Marche´ Mall, Baton Rouge, Louisiana: 1999 Redevelopment Project, Northland Mall, Southfield, Michigan: 1999 Bon Marche´ Mall Retail Planning Study, Baton Rouge, Louisiana: 1998 Town Center Analysis, Kentland’s, Gaithersburg, Maryland: 1998 Marina Commercial Study, WCI Communities, Bonita Springs, Florida: 1998 Retail Market Analysis and Site Planning, Trenton, New Jersey: 1998 Retail Planning Study, Arlington, Texas: 1998 Retail Market Study, Asheville, North Carolina: 1998 Retail Planning Study, Austin, Texas: 1998 Downtown Retail Market Analysis & Retail Master Plan (DPZ lead), Baton Rouge, Louisiana: 1998 Retail Planning Study, Boulder, Virginia: 1998 Retail Planning Study, Charlottesville, Virginia: 1998 Miracle Mile Retail Study (The Taubman Company lead), Coral Gables, Florida: 1998 Retail Market Study, Covington, Louisiana: 1998 Retail Planning Study, Davidson, North Carolina: 1998 Retail Planning Study, Dexter, Michigan: 1998 Market Analysis & Retail Planning Study, Galveston, Texas: 1998 Market Analysis, Guelph, Ontario: 1998 Visual Merchandising Presentation, Jeffersonville, Indiana: 1998 State Street Market Analysis (JJR lead), Madison, Wisconsin: 1998 Grand Avenue Retail Market & Financial Analysis, Milwaukee, Wisconsin: 1998 Retail Market Analysis, Oconomowoc, Wisconsin: 1998 High Street strategy and overall tenant mix, Ohio State University: 1998 Retail Planning Study, Orlando, Florida: 1998 Market Analysis, City of Plano, Texas: 1998 Market Analysis, Quincy, Michigan: 1998 Retail Planning Study, Smyrna, Georgia: 1998 Central Business District & Neighborhoods Retail Market Analysis, St. Paul, Minnesota: 1998 Market Analysis & Retail Planning Analysis (Dover Kohl Associates lead), Winter Springs, Florida: 1998 Retail Market Analysis, Belmont, North Carolina: 1997 Market Analysis & Retail Planning Analysis, DuPont, Washington: 1996-1997 Market Analysis & Retail Planning Analysis, Eagle, Colorado: 1996-1997 Retail Market Analysis, Hillsdale, Michigan: 1997

Retail Planning Study, Long Beach, California: 1997 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - Retail Market Analysis, Merritt Island, Florida: 1997

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Visual Merchandising Presentation, Norfolk, Virginia: 1997 Retail Study (McKenna & Associates lead), Richmond, Michigan: 1997 Downtown Retail Master Plan (DPZ lead), Bennettsville, South Carolina: 1996 Rodeo Drive-Golden Triangle Retail Planning Study, Beverly Hills, California: 1996 Downtown Market Feasibility Study, Northville, Michigan: 1996 Third Street Downtown Study, Naples Florida: 1996 Downtown Study, Northville, Michigan: 1996 Market Void Analysis, 42nd and Walnut Streets, University of Pennsylvania, Philadelphia: 1995-1996 Retail Planning Study (DPZ lead), Gaithersburg, Maryland: 1995 Homewood Building Retail Market Analysis, John Hopkins University, Baltimore, Maryland: 1995 5th Avenue Retail Master Plan (DPZ lead), Naples, Florida: 1995 Clematis Street Study, West Palm Beach: 1995 Downtown Retail Master Plan, West Palm Beach, Florida: 1993 Retail Study (DPZ lead), Providence, Rhode Island: 1992 Fairlane Town Center Mall Entry Renovation, Dearborn, Michigan: 1991

Urban Planning Consulting Warren Town Center, Michigan: 2017 Fallen Timbers, Marietta, Ohio: 2017 Haslett, Michigan Town Center Plan: 2017 Okemos, Michigan Village Master Plan: 2017 Wixom, Michigan Town Center Concept Plan: 2016 Troy, Michigan Town Center Master Plan: 2016 Detroit Zoo Parking Plan: 2016 Gateway Innovation District, Lansing, Michigan: 2016 Frankenmuth, Michigan Master Plan for Private Developer: 2016 Crooks Road Site, Troy, Michigan: 2016 Shelby Town Center, Shelby Township, Michigan: 2016 Troy, Michigan: 2015 Three Rivers, Michigan: 2015 Pontiac, Michigan: 2015 Walloon, Michigan: 2015 Dearborn, Michigan Sustainable Parking Lots: 2015 Chandler Crossings, Lansing, Michigan: 2014 East Bay Plaza, Traverse City, Michigan: 2014 Eddington Square, Rochester Hills, Michigan: 2014 Brush Park Neighborhood Plan, Detroit, Michigan: 2014 Bloomfield Hills, Michigan: 2014 Palmer Park Master Pan, Detroit, Michigan: 2014 The Village at Grand Traverse Commons: 2014 Eighth Street Study, Traverse City, Michigan 2013 Grand Rapids, Michigan: 2012 Chesterfield, Missouri: 2012 Downtown Commercial Master Plan: City of Daytona Beach, Florida 2011 Downtown Commercial Master Plan: Santa Cruz, California: 2011 Commercial Study: City of Montgomery, Alabama: 2011 Interlochen Village, Green Lake Township, Michigan: 2011 Narcoossee Road Corridor, Osceola County, Florida: 2011 East Highway 192 Corridor, Osceola County, Florida: 2011 SR-7 Corridor, Palm Beach County, Florida: 2010 Houston Central Business District, Houston, Texas: 2009-2010 Master Plan: City of Wasilla, Alaska: 2009 Master Plan: City of Damariscotta, Maine: 2009 Master Plan: Beverly Hills, Michigan: 2009 Kirkland Town Center Master Plan (LMN Architects lead consultant): 2009 Palm Beach Gardens Master Plan (Treasure Coast Regional Planning Commission lead): 2009 Old Town Master Plan, Alexandria, Virginia: 2009 Hutt, New Zealand CBD: 2008 Consulting: City of Carmel Central Business District, Carmel, Indiana: 2008 Fort Pierce, Florida, TCRPC: 2008 Fort Worth, Florida, TCRPC: 2008 Jensen Beach, Florida, TCRPC: 2008 Margate, Florida, TCRPC: 2008 Master Plan: City of Palm Beach, Florida, TCRPC: 2008 ULI Council: Speedway, Indiana, ULI Advisory Panel: 2008 City of Plano, Texas: 2008 Master Plan: City of Alexandria, Virginia: 2008 City of Downey, California: 2008 Sprague/Appleway Corridor, City of Spokane Valley, Washington: 2007-2008 Albuquerque, New Mexico, South Yale Corridor: 2007 Rockville Pike Corridor, Maryland: 2007 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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City of Charleston, South Carolina: 2007 Jensen Beach, Florida: 2007 St. Louis Park, Minnesota: 2007 Temecula, California, Master Plan: 2007 Louisiana Recovery Authority: 2006 West Palm Beach, Florida: 2006 Downtown Placentia, California, Master Plan: 2006* Downtown Master Plan, Santa Ana, California: 2006* Downtown Master Plan, Whittier California: 2006* Niagara Falls, Canada: 2005-2006* Overland Park, Kansas, Master Plan Review: 2006 Downtown Study, Crystal River, Florida: 2005 State of Florida, Community Development: 2005 Downtown Plan, Sarasota Florida: 2004-2005 Town Expansion Plan, Ashford, England: 2004 Zoning Study, Austin, Texas: 2004 East Lansing-Michigan State University: 2004 King Street & Market Square Retail Plan, Charleston, South Carolina: 2003 Westgate Master Plan, Toledo, Ohio: 2003 Downtown Plan, Wilkes-Barre, Pennsylvania: 2003 Third Ward Master Plan, St. Louis: 2002 Northwest Expansion for 40,000 population, Dublin, Ireland: 2001 Harper Avenue Corridor, St. Clair Shores, Michigan: 2001 Downtown Study, Bloomington, Indiana: 2000 Mid-Block Task Force, Portland, Oregon: 2000 Downtown Study, Macon, Georgia: 2000 Downtown Study, Kirkland, Washington: 2000 Downtown Master Plan, Lake Orion, Michigan: 2000 Master Plan, Macon, Georgia: 2000 Master Planning Study, Normal, Illinois: 2000 Master Plan, Grosse Pointe Farms, Michigan: 1999 Retail Market Analysis and Site Planning, Trenton, New Jersey: 1999 CBD Master Plan (DPZ lead), Baton Rouge, Louisiana: 1998 Master Plan (DPZ lead), Hickory, North Carolina: 1998 CBD Study, Lower Hutt, New Zealand: 1997-1998 CBD Master Plan and Charrette, Macomb Township, Michigan: 1998 CBD Study, St. Paul, Minnesota: 1998 CBD Study, Wildwood, Missouri: 1998 Hartford Road Corridor Study (DPZ lead), Baltimore, Maryland: 1997 Downtown Master Plan, Bennettsville, South Carolina: 1997 Howell CBD Master Plan, Howell, Michigan: 1997 Third Ward Public Market Plan, Milwaukee, Wisconsin: 1997 Master Plan Evaluation, Naples, Florida: 1997 CBD Master Plan, Northville, Michigan: 1997 Sunset Transit Station Planning Study, Washington County, Oregon: 1997 City Master Plan Study, Birmingham, Michigan: 1996 City Master Planning Study, Cedar Mill, Oregon: 1996 Retail Planning Study (Lennertz Coyle lead), Forest Grove, Oregon: 1996 Cedar Mill Retail Market Study (Lennertz Coyle lead), Portland, Oregon: 1996 Urban Shopping Center Study, Windsor, Ontario: 1996 Lincoln Road Infill Redevelopment Study (DPZ lead), Miami Beach, Florida: 1995 South Beach Planning Charrette, Miami Beach, Florida: 1995 Fifth Avenue Master Plan, City of Naples, Florida: 1995 CBC Master Plan, Oxnard, California: 1995 Master Plan, City of West Palm Beach, Florida: 1995 CBC Master Plan, Ventura, California: 1995 Master Planning Study, (McKenna Associates lead), Bay City, Michigan: 1993

Neo-Traditional Town Planning Troy, Michigan Town Center Master Plan 2017 Warren, Michigan Town Center Master Pan 2017 Southfield, Michigan Town Center Master Plan 2016 Frankenmuth, Michigan Town Center Plan: 2016 Walloon Village, Michigan Master Plan 2012 Mixson Town Center, North Charleston, South Carolina: 2008 Town Center Study, Saugatuck, Michigan: 2008 City of Downey, California: 2008 Lake Hutto, Florida: 2008 Lake Toho, Florida: 2008 Clarksburg Town Center, Clarksburg, Maryland: 2008 Lacey Gateway, Lacey, Washington: 2007 Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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Missoula Town Center, Missoula, Montana: 2007 Noah’s Ark Town Center, St. Charles, Missouri: 2007 Tuxedo Town Center, Tuxedo, New York: 2007 Lacey Gateway, Lacey, Washington: 2007 Water’s Edge Town Center, Athens, Georgia: 2006 North Carolina Research Campus, Kannapolis, North Carolina: 2006 Rouzan Town Center, Baton Rouge, Louisiana: 2006 Houston, Texas, Proposed Town Center: 2006* Santa Ana Town Center, Albuquerque, New Mexico: 2006* Erie Canal Town Center, Rochester, New York: 2005-2006 San Elijo Hills Town Center, San Marcos, California: 2005* East Fraserlands Town Center, Vancouver, BC: 2005 Leeland Station, Virginia: 2005 City of Carmel Town Center, Carmel, Indiana: 2005 Evening Rose Town Center, Tallahassee, Florida: 2005 Domino’s Farms General Master Plan: 2004 Treasure Coast Regional Plan, Florida: 2004* Lorna Stone, Rochester Hills, Michigan: 2003 University Place Town Center, University Place, Washington State: 2003 Domino’s Farms Town Center, Ann Arbor, Michigan: 2002 The Glen Town Center, Glenview, Illinois: 2002 Village of Rochester Hills Town Center, Rochester Hills, Michigan: 2002 Rosemary Beach, Florida, Town Center Study: 2002 Baldwin Town Center, Grand Blanc, Michigan: 2002 BTS Town Center, Lansing, Michigan: 2001 The Hamlet, Canton, Michigan: 2001 Acme Town Center, Acme Township, Michigan: 2001 Nixon Road Town Center, Ann Arbor, Michigan: 2001 Prairie Crossings Town Center, Chicago, Illinois: 2001 Asher Village, Linden, Michigan: 2001 Regional Town Center, Draper, Utah: 2001 Coffee Creek Town Center, Chesterton, Indiana: 2001 Multiple Town Center Master Planning, Draper, Utah: 2000 Coconut Point Town Center/ The Simon Company, Bonita Springs, Florida: 2000 Glenview Town Center, Glenview, Illinois: 2000 Eton Street Station Master Plan, Birmingham, Michigan: 2000 Shelby Town Center, Shelby Township, Michigan: 2000 Analysis and Zoning Review, Bay City, Michigan: 1999 Master Landscape Plan, Cherry Hill Village, Michigan: 1999 San Elijo Village Center Master Plan, San Diego, California: 1999 Mt. Laurel Village Center Master Plan (DPZ lead), Birmingham, Alabama: 1998 Northwest Landing Town Center (Calthorpe Associates lead) Dupont, Washington: 1998 Town Commons 60 acre TND, Howell, Michigan: 1998 Washington Village Master Plan, Washington Township, Michigan: 1998 Heritage Village Master Plan & Landscape Plan, Waterford Township, Michigan: 1997 Westwood Village Master Plan & Landscape Plan, Beverly Hills, Michigan: 1996-1997 Kentland’s Town Center Expansion Master Plan (DPZ lead), Gaithersburg, Maryland: 1996 Aberdeen Town Center, Valparaiso, Indiana: 1995 Mayfield Park Village Master Plan, Mayfield Township, Michigan: 1995 The Vistas Master Plan & PUD approval, Novi, Michigan: 1993 Woodside Village 800-acre Master Plan, Grand Blanc, Michigan: 1991

University Planning & Market Research Wayne State University, Detroit, Michigan 2017 University of Miami Medical District, Miami, Florida: 2008 Hendrix College, Conway, Arkansas: 2008 University of Connecticut Town Center Plan, Storrs, Connecticut: 2004 Michigan State University, East Lansing, Michigan: 2003 Downtown Study, Illinois State University, Normal, Illinois: 2000 High Street Master Plan, Ohio State University, Columbus, Ohio: 1998 State Street Master Plan, University of Wisconsin, Madison, Wisconsin: 1998 Adaptive Re-Use Study, John Hopkins University, Baltimore, Maryland: 1996 42nd Street Master Planning Study, University of Pennsylvania, Philadelphia, Pennsylvania: 1996 Walnut Street Master Planning Study, University of Pennsylvania, Philadelphia, Pennsylvania: 1996 Thayer Street Master Plan, Brown University, Providence, Rhode Island: 1994

Partial Client List AECom General Motors Corporation Butler Enterprises Glatting Jackson Kercher Anglin

Calthorpe Associates Griffin Properties Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group - Castle & Cooke North Carolina, LLC Kennecott Land Company

240 Martin Street · Birmingham, Michigan · 48009 · Tel. 248-642-4800 · www.gibbsplanning.com Packet Pg. 33 6.a.a Gibbs Planning Group EXPERIENCE & COMMISSIONS Urban intelligence Page 10 Chevy Chase Bank, Maryland JBG Companies City of Atlanta, Georgia Lake Erie Land Company City of Birmingham, Michigan Leland Station, LLC City of Cambridge, Massachusetts The Limited Corporation City of Chicago, Illinois Mitchell Oil Companies City of Draper, Utah Moule & Polyzoides Architects City of Fresno, California Newland Communities, LLC City of Houston DDA Oliver McMillan City of Madison, Wisconsin Pillsbury Realty City of Naples, Florida Revolution Places, LLC City of Portland, Oregon Simon Property Group City of Santa Cruz, California St. Armand’s Business Improvement District City of Southfield, Michigan St. Joe Company City of St. Paul, Minnesota State of Oregon City of University Place, Washington State of Florida City of West Palm Beach, Florida Taubman Centers, Inc. Disney Development Treasure Coast Regional Planning Council Dover, Kohl & Partners VHB MillerSellen Duany Plater-Zyberk & Company Architects Weyerhaeuser Land Company

Books Principles of Urban Retail Planning and Development (Wiley Publishing, December 2011)

Professional Organization Memberships American Planning Association: Member American Society of Landscape Architects: Member Congress for New Urbanism: Charter Member CNU Michigan: Director, East Region International Council of Shopping Centers: Corporate Member Urban Land Institute: Member Robert Gibbs Book Contributions New Urbanism & Beyond, Edited by Tigran Hass Smart Code Manual, SmartCode Institute Sustainable Urbanism, Edited by Douglas Farr

Publications Atlantic Monthly Retail Chapter: Albuquerque Journal New Urbanism Charleston Business Journal & Beyond Chicago Tribune Consumers Report Crain’s Detroit Business Detroit News Los Angeles Times New York Times New Urban News Portland Oregonian Shopping Centers Today Urban Land Institute Wall Street Journal Smart Code Retail Module Attachment: Hartland Township Retail Market Analysis Proposal 6-1-18 (2858 : Gibbs Planning Group -

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June 15, 2018

Spicer Orchards – A Local Small Business in Hartland Township, Michigan

Hartland Township, Michigan

Retail Market Analysis and Strategy

Scope and Proposal

State-Approved TMA Consultant Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Consultant Introduction

On behalf of LandUseUSA, thank you for this opportunity to present our proposal for development of a Retail Market Analysis and Strategy for Hartland Township in Livingston County, Michigan. Three supplemental packets of information are included with this proposal, and may arrive as separate .pdf documents.

Supplemental Materials 1) Company Qualifications - firm brochures, bio for Sharon Woods, and her Curriculum Vitae. 2) Sample Infographics – mixed samples of our work prepared for some of our recent projects. 3) Prior Projects - one page summaries describing some of our other projects and assignments.

LandUseUSA is a Limited Liability Company based in the Greater Lansing Area, and less than 30 minutes north of the MEDC and Michigan Main Street Center’s agency offices. Our firm specializes in retail market research and analysis, downtown and urban market strategies, land use economics, and Target Market Analysis (TMA).

LandUseUSA was founded in 2008 by Sharon Woods, who has 28 years of specialized, applied, and professional experience in these specialized industries. Sharon is a Certified Counselor of Real Estate (CRE) with a Master’s Degree in Geography (with an emphasis on Urban Planning and Applied Geography), and Minor in Mathematics. Sharon would personally complete all of the work on your retail market analysis for Hartland Township.

Our Team – All work will be completed by Sharon Woods.

Project Manager, Team Leader Sharon M. Woods, CRE, CNU-A, NCI, MA LandUseUSA, LLC Greater Lansing Area, MI [email protected] (517) 290-5531 direct

The CRE organization considers members based on invitation only, and they must pass rigorous testing before full membership is granted. As members of CRE, LandUseUSA adheres to its high standards for Commitment, Knowledge, Experience, Wisdom, Integrity, and Distinction. These standards percolate throughout our proposal and are upheld in our work and at all times. Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Our Team Advantage

We welcome any questions on our enclosed proposal and urge you to consider our unique qualifications that clearly set us above the competition. These unique qualifications are summarized in this section of our proposal, and below:

Experience and Wisdom – Sharon Woods has been a retail and residential market analysis for her entire career of 28 years, and has utilized lifestyle cluster and target market data extensively in her work since 1990. She is a professionally trained real estate market analyst, site selection and location analyst, demographer, and mathematician.

Tenure with Fortune 500 Corporations – Sharon’s background includes a decade of employment in senior level positions at several Fortune 500 retail corporations, including Target/Dayton- Hudson (1990 – 1993), Macy’s/Federated (1993 – 2000), Sears/Kmart (2000 – 2001), and General Motors (Urban Science/ChannelVantage 2001 – 2002). This is 10 times the applied retail experience of any other retail consultant located in Michigan.

Commitment and Distinction – We also have high standards in how we communicate with our clients. You will interact directly with Sharon Woods, who will complete all of the work for this study. We believe that you will find her to be professional, respectful, personable, and responsive to your requests. She is easy to reach, practices a policy of same-day-response to phone calls and emails, and strives to meet client requests within a few days.

Integrity – We also follow exceptionally high standards for work integrity, and believe in being truthful in everything that we say and do. We tend to under-promise and over-deliver, and believe in following through on every task. You will always know who is completing the work and we will never farm the work out to third party consultants, junior staff, or college interns.

Michigan-Based Team – LandUseUSA’s offices are located in the Greater Lansing Area, so we can easily drive to Hartland Township for stakeholder meetings and study groups. Instead of spending a portion of the budget on air travel, we will channel it toward professional time and toward doing an exceptional job.

Non-Proprietary Transparency – We believe in utilizing data and conducting our market studies in a transparent fashion. We will not encrypt, transform, collapse, rename, or otherwise alter the source data. We rely on Mosaic Lifestyle Clusters and target market descriptions provided by our vendor, Experian Decision Analytics, and we do not claim proprietary rights, title, or interest to that data. Instead, our target market profiles are fully traceable, replicable, and can be easily updated by anyone if there is a need. Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Most Recent Experience – We would also like to highlight our most recent experience in Michigan and the Upper Midwest. We have recently developed retail market strategies for the Ludington, Comstock Township, the western half of the Upper Peninsula (five counties), Southwest Detroit (Mexicantown), Lincoln Park, Monroe, Port Erie (Pennsylvania), and Whitehouse (Ohio). Within Michigan, we are currently working on similar retail strategies in the Allegan, Middleville, Escanaba, Roseville, Luna Pier, and Monroe.

Quality of Deliverables – When you review our work samples from the retail studies completed for other communities, you will find that they do not include a narrative with embedded attached tables. Instead, they are comprised of a series of Infographics with full-color histograms, photographs, summary observations, maps, and other images that support help convey analytic results and strategy recommendations. We encourage you to compare our work samples, and are confident that you will find them to be data-packed, informative, and enjoyable to read.

Placemaking Emphasis – Michigan Placemaking Curriculum – LandUseUSA is the only state- approved consulting firm that is fully certified by the State of Michigan to conduct Target Market Analyses plus teach all 6 of the Placemaking Curriculum Modules. We are also certified by the National Charrette Institute (NCI), and the Congress for the New Urbanism (CNU-A). We anticipate applying their principles and best business practices in our work on this assignment, and in the development of an optimal retail strategy for Hartland Township.

Placemaking has become a key topic in planning for Michigan’s future, and we understand how to apply it to our work in a way that meets the expectations and high standards of our state agencies. Together with MEDC and MSHDA staff (namely its Collaborative Community Development division), Sharon Woods has given numerous tutorials across the State of Michigan on applying market analysis methodologies to support the creation of great communities of all sizes.

PlaceScoresTM – In our work for Hartland Township we will include a special assessment of 30 Placemaking Criteria that have been defined by LandUseUSA, and will compare your community’s total score to other places across the State of Michigan. This PlaceScoreTM approach is trademarked by LandUseUSA, and sample results for Escanaba, Port Huron, and Wyandotte are provided among the Sample Infographics and supplemental materials. Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Page 3 Packet Pg. 38 6.b.a Hartland Township – Retail Market Analysis and Strategy Proposal

Scope of Work and Deliverables

We will conduct the Retail Market Analysis and Strategy for all of Hartland Township with a special focus on the following areas:

1. Destination Retail - the established and growing cluster of retail anchored by Meijer, Target, and Kroger.

2. Historic Hartland – the community in the center of the township, at the Crouse Road exit off of Highway 23.

3. Small Businesses – scattered and relatively remote business like Spicer Orchards Farms along Clyde Road, and Giegler’s Landscape Supply along Pleasant Valley Road.

In conducting the work, we will identify conventional retail categories that might be supportable along the Highway 23, plus the market potential for small and local merchants and businesses in historic Hartland. We will also consider niche categories like artisan studios, demonstration kitchens, microbreweries, cinemas, and other revenue-generators that offer intrinsic entertainment value. The list below itemizes the revenue-generating types of retail and business categories that will be included in this study for Hartland Township:

Revenue-Generating Retail and Business Categories

 Conventional retail – Big boxes, chain stores, national brands, and automotive dealerships.  Local merchants – Small tenants, merchants, artisans, boutiques, local conveniences.  Restaurants, eateries – Fast food, chains, tea houses, microbreweries, culinary kitchens, etc.  Entertainment venues – Cinemas, bounce houses, music halls, museums, etc.  Recreational resources – Golf courses, lake access, parks, trails, etc.  Overnight accommodations – Hotels, resorts, bed & breakfasts, campgrounds, etc.  Specialty categories – Culinary kitchens, business incubators, demonstration classes, artisan studios, farmers’ market, etc. Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Page 4 Packet Pg. 39 6.b.a Hartland Township – Retail Market Analysis and Strategy Proposal

Above: Examples of established and expanding retail along Highway 23.

Above: Examples of local retail and important community centers in Hartland. Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Page 5 Packet Pg. 40 6.b.a Hartland Township – Retail Market Analysis and Strategy Proposal

LandUseUSA will complete the following tasks as part of Hartland Township’s Retail Market Analysis and Strategy:

1. Initial Stakeholder Engagement – We will coordinate with you on the facilitation of a stakeholder meeting in the Township to gain additional insights into your goals and objectives, local challenges, and investment opportunities.

2. Market Tour - We would also like to tour the market with one or two of your township ambassadors to identify near- and long-term development proposals and opportunities.

3. Field Work – We will conduct independent field work and market tours to capture photos, inventories of competition, conduct some store visits, gauge the overall marketability of the downtowns, observe shopper demographics and traffic, and identify apparent market gaps and possible opportunities.

4. PlaceScoresTM Analysis – We will conduct and update our PlaceScore analysis to include the Hartland historic center, and will work you to ensure that the results accurately reflect your community and its unique amenities.

5. Retail Supply Inventory – We will rely on a combination of our field analyses and observations, photo inventories, local resources, and internet research to prepare a detailed business inventory throughout the township.

6. Trade Area Delineation – We will consider your geographic setting relative to nearby places like Howell, Brighton, Milford, and Fenton/Linden. Highway linkages, natural and man-made barriers, and the distribution of households will be used to delineate an effective trade area for Hartland Township.

7. Retail Demand Analysis – We will conduct a demographic analysis for Hartland Township, plus your retail trade area, with comparisons to Livingston County. The analysis will focus on population, per capita income, and expenditure potential for retail categories.

8. Retail Cluster Analysis – The inventory of businesses will be clustered by subcategory and evaluated for synergies and opportunities for cross-marketing. For examples, restaurants will be organized by full- and limited-service, and differentiated by local and international cuisine. Deductive reasoning will be applied to identify likely market gaps and opportunities.

9. Leakage Analysis – We will study data provided in the 2012 Economic Census to estimate retail sales leakage and net import for Hartland Township. The next census will be completed this year, and results will be available in 2019 or later. We will also include a study of migration patterns among households to refine the trade area and leakage analysis. Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Page 6 Packet Pg. 41 6.b.a Hartland Township – Retail Market Analysis and Strategy Proposal

10. Supply-Demand and Gap Analysis – We will also generate a retail supply-demand and gap analysis for the township, and will compare the results to the study of economic census data. Results will be used to substantiate or refute observations from other analytic steps.

11. Assessment of Target Markets – We will also conduct a study of the target markets that are living within the township, with a focus on their income, expenditure potential, and shopping preferences. Results will be used to refine the retail market strategy and results from the supply-demand and gap analysis.

12. Retail Market Strategy – The analytic results will be used to formulate specific strategies by retail and business category, and qualified for retail nodes within the township. The market gaps will be allocated to the highway commercial areas, and to the Hartland community center and historic area. All recommendations will be forecast out to the year 2030.

13. Type, Category, Square Footage, Acreage – Based on the retail market study results, we will identify the optimal mix of retail land uses by category, and will provide an estimate of the likely square footage of each use. Results will also be used to estimate the total acreage that should be reserved for future retail developments. Again, all recommendations will be forecast out to the year 2030.

14. Qualification for the Future Land Use Map – We will also review the Township’s future land use map, and will provide our professional opinion regarding the amount and placement of commercial, retail, and mixed-use land use categories.

15. Infographics – Almost all of the work will be reported with easy-to-read Infographics, usually with one topic per page. These Infographics will take the place of exhaustive narrative reports that are drowning in data tables. Sample Infographics are provided along with this proposal, selected from several of our recent projects and assignments.

16. Phone Conference – Upon delivery of the draft report (assembled Infographics), we will arrange and facilitate a phone conference to review the study results; guide the leadership team through the report; answer questions; and discuss next-steps for implementation. We will also update the report to address any questions as needed.

17. Nominal Stakeholder Engagement – Aside from one-on-stakeholder discussions during the initial meeting and market tour, plus phone conferences, we will not conduct tutorials, study groups, public meetings, or public presentations for this assignment. This is intended to help keep the project costs down and ensure that we can focus on the data analysis and strategy. If you would like to add more stakeholder engagement to the process, then we will gladly revise our scope or budget to meet that need. Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Page 7 Packet Pg. 42 6.b.a Hartland Township – Retail Market Analysis and Strategy Proposal

Fees for Professional Time

We anticipate dedicating about 100 hours to this assignment, with a total fee of $10,000. We believe in applying 100% of the budget to professional time so we can do the very best job possible. All direct costs, including travel and printing, will be absorbed internally at LandUseUSA as a direct business expense, and you will not be invoiced for those items. This will also release you from the burden of reviewing travel receipts and printing fees.

Project Timeline

We typically ask for 3 months to complete a Retail Market Analysis and Strategy, and would respectfully ask for a similar time line for Hartland Township. Assuming that this assignment and our work commences by July 1, 2018, we will strive to provide you with a 90% interim work product in late September of 2018; and a 100% completed work products by mid-October, 2018.

Next-Steps

Thank you again for the opportunity to submit this proposal for the Hartland Township’s Retail Market Analysis and Strategy. Please let me know if I can refine this proposal to ensure that it best meets your needs. We would greatly value the opportunity to assist with this important project, and look forward to talking with you again.

Sincerely,

Sharon M. Woods, CRE Principal LandUseUSA, LLC [email protected] (517) 290-5531 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Page 8 Packet Pg. 43 6.b.a

June 15, 2018

Spicer Orchards – A Local Small Business in Hartland Township, Michigan

Hartland Township, Michigan

Retail Market Analysis and Strategy

Company Qualifications

State-Approved TMA Consultant Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Services Overview

Professional consultants specializing in real estate and private developers. We help planning consulting, place-based Target Market Analysis firms demonstrate the economic viability of (TMA), Downtown Market Strategies, and Land master plans. We also help developers identify Use Economics. Services are customized for investment opportunities and optimal land uses. each unique project and place, and backed by And, we help downtowns identify their optimal intelligence on the preferences of retailers, mix of merchants and tenants. Our experience is tenants, shoppers, and residents. Our clients coast-to-coast, from Alaska to Puerto Rico; and include communities, urban and town planners, from California to Maine.

Residential Target Retail Target Market Analysis Market Analysis Housing strategies Retail strategies matched matched with lifestyle with shopper and visitor preferences of migrating preferences. households.

Residential Downtown Market Strategy Market Strategy Diverse housing formats Mixed uses and by tenure, size, rents, and Placemaking to activate amenities. Main Streets and downtown districts.

Economic Retail Growth Strategy Market Strategy Diversification for new Merchants, optimal industries, skilled jobs, tenants, destination stores, and revenues. and retail formats.

Address 6971 Westgate Drive

™ Laingsburg, Michigan 48848

Facebook “f” Logo CMYK / .ai Facebook “f” Logo CMYK / .ai Phone (517) 290-5531 E-mail [email protected] Website www.LandUseUSA.com Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Target Market Analysis | Downtown Market Strategies | Land Use EconomicsPacket Pg. 45 6.b.a

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Retail Target Market Analysis

A Retail Target Market Analysis (TMA) involves downtown districts, mixed-use corridors, and a study of households who are on the move surrounding neighborhoods. LandUseUSA and seeking dynamic places for living, working, uses the study results to develop local market shopping, and playing. It focuses on households strategies for specific types of retail, merchants, with preferences for urban places, including services, entertainment, and recreational venues.

Methods and Industry Intelligence

n Identification of Target Market Households

n Lifestyle Preferences and Expenditures

n Migration Patterns and Movership Rates

n Demographic and Generational Shifts

n Shifting Trends in the Retail Industry

n Gaps in Retail Sales and Square Feet

n Tenant Strategies and Recruitment

n Location Strategies for Retail Placement

n Implications for the Placemaking Process

n Implications for Planning and Development

Address 6971 Westgate Drive

™ Laingsburg, Michigan 48848

Facebook “f” Logo CMYK / .ai Facebook “f” Logo CMYK / .ai Phone (517) 290-5531 E-mail [email protected] Website www.LandUseUSA.com Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Target Market Analysis | Downtown Market Strategies | Land Use EconomicsPacket Pg. 46 6.b.a

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Downtown Market Strategies

LandUseUSA specializes in Downtown Market recreation, and entertainment venues. The Strategies, which often begin with conventional analysis can also applied to urban corridors, supply-demand and gap analyses, and may business improvement districts, and other special be supplemented by a Target Market Analysis study areas. Our studies are often used with approach. Your downtown market strategy can town planning, master plans, and subarea plans be customized to address any mix of land-use to build a downtown vision for the future. categories, including housing, retail, services,

Methods and Industry Intelligence

n Competition and Supply Inventories

n Supply-Demand and Gap Modeling

n Location Analysis and Site Optimization

n Site Feasibility, Highest and Best Use

n Tenant Strategies and Mixed-Use

n Sales and Revenue Forecasting

n Economic Growth Strategies

n Business Recruitment Strategies

n Support for Master Plans, Subarea Plans

n Implications for the Placemaking Process

n Analysis of Local PlaceScores™

Address 6971 Westgate Drive

™ Laingsburg, Michigan 48848

Facebook “f” Logo CMYK / .ai Facebook “f” Logo CMYK / .ai Phone (517) 290-5531 E-mail [email protected] Website www.LandUseUSA.com Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Target Market Analysis | Downtown Market Strategies | Land Use EconomicsPacket Pg. 47 6.b.a

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Residential Target Market Analysis

A Residential Target Market Analysis (TMA) is places, including downtown districts, mixed- a specialized study of households who are on use corridors, and surrounding neighborhoods. the move and seeking dynamic places for living, Study results are used to identify Missing Middle working, shopping, and playing. It focuses Housing format, particularly attached units in on households with a preference for urban mixed-use projects and urban settings.

Methods and Industry Intelligence

n Identification of Target Market Households

n Lifestyle Preferences and Expenditures

n Migration Patterns and Movership Rates

n Demographic and Generational Shifts

n Shifting Trends in the Housing Industry

n Gaps by Tenure, Price, and Unit Size

n Strategies by Missing Middle Housing Typology

n Location Analysis and Placement Strategies

n Implications for the Placemaking Process

n Implications for Planning and Development

Address 6971 Westgate Drive

™ Laingsburg, Michigan 48848

Facebook “f” Logo CMYK / .ai Facebook “f” Logo CMYK / .ai Phone (517) 290-5531 E-mail [email protected] Website www.LandUseUSA.com Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Target Market Analysis | Downtown Market Strategies | Land Use EconomicsPacket Pg. 48 6.b.a

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National affiliations

Sharon Woods, CRE Counselors of Real Estate | CRE Sharon Woods is the founding Principal and CEO of American Planning Association | APA LandUseUSA, and is a certified Counselor of Real Nat’l. Trust Historic Preservation | NTHP Estate (CRE). She has over 25 years of professional Congress for New Urbanism | CNU experience in market research, location analysis, State affiliations land use economics, and downtown revitalization. She has also built a new approach to Target Market Michigan Assoc. of Planning | MAP Analysis that measures the market potential for new Michigan Downtown Assoc. | MDA housing formats and retailers based on the lifestyle Advanced education preferences of migrating households. Miami University | MU Sharon’s expertise in real estate consulting, downtown reinvestment, and smart land use Master’s Degree | 1990 has led her to projects across the entire United States, and in a wide range of disciplines Geography | Urban Planning and roles. Her career includes senior positions at Fortune 500 retail corporations, in Summa Cum Laude

the field of market research and analysis. These jobs involved living and working in University of Wisconsin | UW downtown Minneapolis (Target), downtown Cincinnati (Macy’s), and downtown Detroit Bachelor’s Degree | 1988 (General Motors). Those experiences helped fuel Sharon’s passion for downtown districts Geography | Urban Planning as vibrant places for living, working and playing. Continuing education Accomplishments Form Based Codes Institute | FBC n Approval by the State of Michigan to serve as a contractor on TMA projects under the Place-based Planning Program, for completion of TMA studies across most of National Charrette Institute | NCI Michigan. Master Citizen Planner | MCP

n Development of a new approach to target market analysis based on the lifestyle Fortune 500 retailers preferences of migrating households. Completion of nearly 100 target market analysis studies. General Motors | Urban Science Location Intelligence n Delivery of over 100 conference presentations, tutorials, and workshops Downtown Detroit | Michigan explaining the target market analysis approach, benefits, and implications for Senior Manager | 2001 – 2002 planning and development. Sears Holdings | Kmart Corporation n Real estate counseling on 300+ projects across the nation and in diverse industries Real Estate Market Strategies that include housing, retail, economic growth, and downtown development. The City of Troy | Michigan n Development of over 100 land use strategies for developers across the nation, Director | 2001 – 2002 from Alaska to Puerto Rico. Macy’s, Inc. | Federated Dept. Stores n Tenure in senior positions while working for Fortune 500 retail corporations in Market Research and Analysis downtown Minneapolis, Cincinnati, and Detroit. Downtown Cincinnati | Ohio Senior Manager | 1993 – 2000 n Development of over 200 location strategies for retailers in nearly every state, from California to Maine. Target Corporation | Dayton-Hudson n Development of national acquisition strategies for retailers throughout the United Area Research, Location Intelligence States and Canada. Downtown Minneapolis | Minnesota Senior Market Analyst | 1990 – 1993 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

6971 Westgate Drive | Laingsburg, Michigan 48848 | (517) 290-5531 | www.LandUseUSA.com [email protected] | (517) 290-5531 | www.LandUseUSA.comPacket Pg. 49 6.b.a

Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Professional Consulting; 2001 – Current

Sharon M. Woods is the Principal and founder of LandUseUSA, a professional consulting firm that serves the entire United States from its offices in central Michigan. She has over 25 years of professional experience, including 17 years in professional consulting preceded by 10 years with Fortune 500 corporations. The later includes senior leadership positions at Target Corp. / Dayton- Hudson, Macy’s / Federated, Sears Holdings / Kmart Corp., and General Motors / Urban Science. Sharon provides expert real estate advisory services in the fields of market research and analysis, downtown and community development, and land use economics. She is a certified Counselor of Real Estate through an invitation-only organization that examines and holds its members to high standards and these core principles: knowledge, experience, wisdom, integrity, and distinction. Sharon specializes in Target Market Analysis methods and development of market strategies for state agencies, communities, professional planners, and private developers. Her expertise spans diverse land use categories, including retail and downtown merchant space, residential and Missing Middle Housing formats, office and professional space, and entertainment and recreational venues.

Employment History; 1990 – Current LandUseUSA (2008 – Current); President and CEO, Founder Anderson Economic Group (2001 – 2008); Principal and Shareholder General Motors | Urban Science (2001 – 2002); Senior Manager of Location Intelligence Sears Holdings, Inc. | Kmart Corp. (2000 – 2001); Director of Real Estate Strategies Macy’s Inc. | Federated Department Stores (1993 – 2000); Senior Manager, Area Research Target Corp. | Dayton-Hudson Corp. (1990 – 1993); Senior Analyst, Market Research

Advanced Education; 1985 – Current FBC | Form Based Code Institute | Certificate candidate – Mid-2018 CNU-A | Congress for the New Urbanism | Certificate candidate – April 2018 NCI | National Charrette Institute | Master’s Certificate – Dec. 2016 MIplace | Placemaking Curriculum | All 6 Modules at Advanced 300 Level – 2014 MCP | University of Michigan – Extension | Master Citizen Planner – 2009 NAR | Middleton School of Real Estate | Continuing Education – 2002 MA | Miami University of Ohio | Master of Liberal Arts (Applied Geography) – 1988 – 1990 BA | University of Wisconsin | Bachelor of Liberal Arts (Applied Geography) – 1985 – 1988 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Team Awards

1. Vernor Crossings Place Plan; Southwest Detroit, MI – 2015 Award Winners Architectural Honor Award/Urban Design; AIA – Detroit, MI Team Lead: Archive DS Architects & Urbanists (Mark Nickita, AIA) – Detroit, MI Partners: Michigan Municipal League (Richard Murphy, Luke Forrest, and Adam Cook) LandUseUSA Contribution: Retail and Residential Target Market Analyses (TMA)

2. Waterford Oaks Waterpark Design Competition – 2015 Finalists Sponsored by the Planning Division of Oakland County, MI Team Lead: Landscapers, Architects, Planners, Inc. (Bob Ford, ASLA, RLA ) – Lansing, MI LandUseUSA Contribution: Market Assessment and Target Market Analysis (TMA)

3. City of Jackson Design Competition – 2014 Winners Sponsored by the Planning Division of the City of Jackson, MI Team Lead: Beckett & Raeder (John Iacoangeli, AICP; Leah DuMouchel) – Ann Arbor, MI LandUseUSA Contribution: Economic Growth and Downtown Market Strategy

4. Turn on 28th Street Master Plan; City of Wyoming, MI – 2011 and 2015 Award Winners Regional/Urban Design; AIA Grand Valley – Grand Rapids, MI Team Lead: Nederveld, Inc. (Mark Miller, AIA, AICP) – Grand Rapids, MI Partner: Williams & Works (Lynee Wells, AICP) – Grand Rapids, MI Partner: Lott3Metz Architecture (Ted Lott) – Grand Rapids, MI LandUseUSA Contribution: Retail and Commercial Market Strategy

5. Town Center and TOD Plan; Village of Prairie Grove, IL – 2013 Award Winner Best Strategic Plan; APA-IL Award – Chicago, IL Team Lead: Teska Associates (Kon Savoy, AICP; Nick Patera, PLA) – Evanston, IL LandUseUSA Contribution: Retail and Residential Market Strategy Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

TMA Conference Presentations (non-contractual only)

Acronym Association Location Month Year

Mid-MEAC Mid-Mich. Environ. Action Council Lansing Mar. 2018 MCDA Michigan Community Dev. Assoc. Lansing Mar. 2018 MI-OUI Michigan Office of Urban Initiatives Lansing Nov. 2016 MEDC Michigan Economic Dev. Corp. Lansing Aug. 2016 MCDA MI Comm. Development Assoc. Bay City Oct. 2016 MAP MI Assoc. Planning Spring Institute Lansing Apr. 2016 GCMPC Genesee Co. Metro Planning Flint Oct. 2015 MDA Michigan Downtown Assoc. Kalamazoo Oct. 2015 MAP Michigan Assoc. of Planning Detroit Oct. 2015 MCDA Michigan Comm. Dev. Assoc. Greektown Oct. 2015 MML Michigan Municipal League Detroit Sept. 2015 HRS HRS Communities (private) Farmington Hills May 2015 BMCC Building MI Communities Conf. Lansing Apr. 2015 NEMCOG Northeast MI Council of Gov. Gaylord Mar. 2015 H4H Habitat for Humanity Lansing Nov. 2014 MCDA Michigan Comm. Dev. Assoc. Traverse City Sept. 2014 MEDA Michigan Economic Dev. Assoc. Lansing May 2014 BMCC Building Michigan Communities Lansing April 2014 MCDA Michigan Comm. Dev. Assoc. Lansing March 2014 SDBA SW Detroit Business Assoc. Detroit Jan. 2014 SEMCOG Michigan Placemaking Curriculum Detroit Jan. 2014 CMS Developer’s Forum Jackson Jan. 2014 MAP Michigan Assoc. of Planning Holland Oct. 2013 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Other Conference Presentations (non-contractual only)

Activating Waterfront Retail with the Urbanism Toolbox | May 2018 CNU26 | The 26th Congress for the New Urbanism | Savannah, Georgia

Highest and Best Use: Commercial | March 2015 ALC | Accredited Land Consultants| National Land Conference | Tucson, Arizona

Real Estate Development Boot Camp: Commercial + Residential | May 2012 CEDAM | Community Economic Development Association of Michigan

To Big-Box, or Not; Location Strategies of Discount Department Stores | March 2012 The City of Sturgis, Michigan | Lunch and Learn Summit

Turn on 28th Street Corridor Renovation and Retrofit (Award-Winning Project) | October 2011 MAP | Michigan Association of Planning | Annual Conference

Performance Metrics for Site Decision-Making and Land Use | May 2008 NBC | National Brownfield Conference

Supporting Great Planning with Smart Economics | October 2006 MAP | Michigan Association of Planning | Annual Conference

Utilizing Geography Degrees in the Current Job Market; Alumni Bicentennial | August 2006 Miami University of Ohio | Department of Geography

Lifestyle Centers Defined | October 2005 MDA | Michigan Downtown Association | Annual Conference

Other Lectures and Instruction

1. Target Market Analysis Tutorial; Michigan Economic Development Corporation; 2016 (1 class). 2. Real Estate Site Selection, Location Analysis; Michigan State University; 2011 – 2013 (6 classes). 3. Community Economic Development Assoc. of MI (CEDAM); Real Estate Boot Camp; 2012. 4. Junior Achievement Program; Minneapolis Public Schools; Fall Term 1992 (6 classes). Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Memberships and Affiliations Acronym Association Name MCDA Michigan Comm. Development Assoc. Board Member MiCNU Congress for New Urbanism | Michigan Board Member MAP Michigan Association of Planning | PIPP Planners in Private Practice FBC Form Based Code Institute (candidate Mid-2018) CRE Counselors of Real Estate (certified) CNU-A Congress for the New Urbanism (certified) NCI National Charrette Institute (certified) MSU MCP Master Citizen Planner (certified) MSU LPI Michigan Placemaking Curriculum (certified instructor) ULI Urban Land Institute APA American Planning Association ALC – RLI Accredited Land Consultants – Land Institute ICSC International Council of Shopping Centers NTHP National Main Street Center MML Michigan Municipal League MDA Michigan Downtown Association CEDAM Michigan Economic Development Assoc. MU Miami University – Oxford, Ohio – Alumni Assoc.

Michigan Placemaking Curriculum LandUseUSA is certified by the State of Michigan and the Governor’s MIplace Sense of Place Council to provide training on the Placemaking Curriculum, and for all Modules (1 – 6) at the 100, 200, and 300 levels. We are also certified by the National Charrette Institute (NCI).

Module 1 – People, Places, and Placemaking Module 2 – Economics of Place Module 3 – Neighborhoods, Streets, and Connections Module 4 – Form Planning & Regulation Module 5 – Collaborative Public Involvement in Placemaking Module 6 – Applied Placemaking Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Residential Target Market Analysis | 2017- 2018 Project Type Location (Region | Market) Date Completed Target Market Analysis Region 10 | West Bloomfield Twp. Mid-2018 (underway) Housing Market Study Region 1 | The City of Hancock April 2018 Housing Market Study Region 4 | The City of Muskegon March 2018 Housing Market Study Region 6 | Downtown Flint September 2017 TMA Assessment Pennsylvania | Port Erie Waterfront July 2017 TMA Assessment Ohio | The Village of Whitehouse July 2017 TMA Assessment Region 4 | The Village of Middleville June 2017 TMA Summary Infographics PRT | Project Rising Tide Initiative May 2017 Target Market Analysis Region 10 | The City of Trenton May 2017 Target Market Analysis Region 10 | The City of Wyandotte May 2017 Target Market Analysis Region 10 | The City of Lincoln Park May 2017 Target Market Analysis Region 10 | The City of River Rouge May 2017 Target Market Analysis Region 10 | The City of Romulus May 2017 Target Market Analysis Region 9 | The City of Monroe April 2017 Target Market Analysis Region 9 | The City of Hillsdale April 2017 Target Market Analysis Region 6 | The City of Port Huron March 2017 Target Market Analysis Region 10 | The City of Royal Oak March 2017 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Other Consulting Projects | 2017- 2018 Project Type Location (Region | Market) Date Completed Pre-Development Strategy The City of Allegan – RRC Program Mid-2018 Pre-Development Strategy The City of Escanaba – RRC Program Mid-2018 Pre-Development Strategy Middleville Village – RRC Program Mid-2018 Pre-Development Strategy The City of Roseville – RRC Program Mid-2018 Mixed-Use Market Study Region 9 | The City of Luna Pier Mid-2018 Data Analysis of Housing Needs 57 Places in Oakland County Mid-2018 Retail Market Assessment Comstock Charter Township May 2018 Waterfront Market Strategy Maryland | MTN Martin Airport pending Fall-2018 Commercial Land Use Strategy Pennsylvania | Port Erie Waterfront August 2017 Retail Market Strategy Update Maryland | BWI Marshall Airport July 2017 Retail Market Assessment Ohio | The Village of Whitehouse July 2017 Retail Target Market Analysis Region 9 | The City of Monroe, MI April 2017 Retail Target Market Analysis Region 10 | City of Lincoln Park July 2017 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Retail Target Market Analysis | 2016 - 2017 Project Type Location (Region | Market) Date Completed Retail Target Market Analysis Region 1a | Houghton County December 2016 Retail Target Market Analysis Region 1a | Baraga County December 2016 Retail Target Market Analysis Region 1a | Gogebic County December 2016 Retail Target Market Analysis Region 1a | Ontonagon County December 2016 Retail Target Market Analysis Region 1a | Iron County December 2016 Retail Target Market Analysis Region 10 | The City of Rochester August 2016 Retail Target Market Analysis Region 6 | The City of Burton August 2016 Retail Target Market Analysis Region 10 | The City of Northville August 2016

Residential Target Market Analysis | 2016 Project Type Location (Region | Market) Date Completed Target Market Assessment Region 9 | The City of Howell November 2016 Target Market Analysis Region 5 | East Central Michigan October 2016 Target Market Analysis Region 10 | The City of Northville October 2016 Target Market Analysis Region 6 | The City of Burton August 2016 Target Market Analysis Region 6 | The City of St. Clair August 2016 Target Market Analysis Region 1 | Upper Peninsula May 2016 Target Market Analysis Region 3 | Northeast Michigan March 2016 Target Market Analysis Region 8 | Southwest Michigan June 2016

Other Consulting Projects | 2016 Project Type Location (Region | Market) Date Completed Mixed-Use Site Assessment Region 2 | Portage Lake Point July 2016 Mixed-Use Market Strategy Region 4 | The City of Norton Shores July 2016 Residential Market Strategy Region 10 | The City of Troy May 2016 Mixed-Use Site Assessment Region 7 | MSU Gateway, E. Lansing May 2016 Commercial Site Assessments SGR Airport | Houston, Texas May 2016 Commercial Site Assessments MTN Airport | Baltimore, Maryland May 2016 Commercial Market Strategies BWI Airport | Baltimore, Maryland May 2016 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Residential Target Market Analysis | 2015 Project Type Location (Region | Market) Date Completed

Target Market Analysis Region 4 | Muskegon County Sept. 2015 Target Market Analysis Region 6 | The City of Flint Sept. 2015 Target Market Analysis Region 9 | Washtenaw County Sept. 2015 Target Market Analysis Region 10 | Southwest Detroit June 2015 Target Market Analysis Region 4 | The City of Holland June 2015 Target Market Analysis Region 4 | Mason County June 2015

Retail Target Market Analysis | 2015 Project Type Location (Region | Market) Date Completed

Retail Target Market Analysis Region 10 | Southwest Detroit Sept. 2015 Retail Target Market Analysis Region 4 | Mason County March 2015

Other Consulting Projects | 2015 Project Type Location (Region | Market) Date Completed Retail Market Assessment Region 4 | The City of Stanton March 2015 Recreation Destination Strategy Region 8 | Oshtemo Township June 2015 Recreation Destination Strategy Region 10 | Waterford Township March 2015 Residential Market Strategy Region 10 | Canton Township March 2015 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Residential Target Market Analysis | 2013 - 2014 Project Type Location (Market and State) Date Completed Target Market Analysis Region 2 | Northwest Michigan November 2014 Target Market Analysis Region 2 | City of Traverse City July 2014 Target Market Analysis Region 3 | The City of Onaway August 2014 Target Market Analysis Region 4 | Newaygo County August 2014 Target Market Analysis Region 9 | The City of Jackson September 2014 Target Market Analysis Region 9 | Washtenaw County September 2014 Target Market Analysis Region 10 | The City of Wyandotte July 2014 Target Market Analysis Region 10 | Mexicantown Detroit July 2014 Target Market Analysis Region 7 | Greater Lansing Area July 2013

Other Consulting Projects | 2013 - 2014 Project Type Location (Market and State) Date Completed Retail Market Assessment Filer Township, MI October 2014 Economic Growth Strategy The City of Jackson, MI September 2014 Mixed-Use Market Strategy Bentonville-Rogers, AR March 2014 Retail Market Strategy The City of Portage, MI January 2014 Downtown Market Strategy The City of Owosso, MI December 2013 Downtown Market Strategy Village of Roscommon, MI November 2013 Economic Growth Strategy The City of Beckley, WV November 2013 Downtown Market Strategy Grosse Ile Township, MI November 2013 Highest and Best Use Strategy 5 Campgrounds in MI October 2013 Downtown Market Strategy The Village of Sparta, MI October 2013 Master Plan Consulting Will Rogers World Airport, OK September 2013 Mixed Use Market Strategy San Diego Int’l Airport, CA May 2013 Corridor Market Strategy The City of Birmingham, MI July 2013 Mixed-Use Market Strategy The City of Milford, MI March 2013 Mixed-Use Market Strategy Standale (Grand Rapids), MI February 2013 Planning Advisory Services Delta Township, MI January 2013 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Consulting Projects | 2012 Project Type Location (Market and State) Date Completed Downtown Market Strategy Adams (Wisc. Dells), WI November 2012 Residential Market Potential Three Oaks-New Buffalo, MI November 2012 Residential Market Potential Calumet-Hancock, MI December 2012 Corridor Market Strategy Delta Township, MI November 2012 Residential Market Potential Au Gres-Bay City, MI July 2012 Downtown Market Strategy City of Sylvania, OH April 2012 Corridor Improvement Strategy City of Niles, MI February 2012 Retail Market Strategy Grand Blanc Township, MI January 2012

Consulting Projects | 2011 Project Type Location (Market and State) Date Completed Retail Impact Analysis City of South Haven, MI December 2011 Retail Market Strategy City of Grand Blanc, MI November 2011 Farmers’ Market Strategy City of Kalamazoo, MI November 2011 Downtown Market Strategy Village of Kalkaska, MI October 2011 Downtown Market Strategy City of St. Clair, MI October 2011 Corridor Market Strategy City of Wyoming, MI March 2011 Economic Growth Strategy Greater Cincinnati, OH-KY-IN February 2011 Business Campus Strategy City of Coldwater, MI January 2011 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Consulting Projects | 2009 - 2010 Project Type Location (Market and State) Date Completed Commercial Market Strategy Will Rogers World Airport, OK December 2010 Boundary Agreement Strategy City of Merrill, WI November 2010 Retail Anchor Recruitment City of Jackson, MI October 2010 TOD Master Plan Strategy Village of Prairie Grove, IL May 2009 Residential Market Potential City of Traverse City, MI April 2009 Urban Grocery Strategy City of Jackson, MI April 2009 Economic Growth Strategy City of Merrill, WI February 2009 Downtown Market Strategy City of Rogers City, MI January 2009 Downtown Market Strategy Village of Ravenna, MI January 2009 Business Campus Assessment City of Coldwater, MI January 2009

Consulting Projects | 2008 Project Type Location (Market and State) Date Completed Retail Market Strategy Coppell; Dallas – Ft.Worth, TX June 2008 Retail Market Strategy Orland Park; Chicago, IL June 2008 Economic Growth Strategy Gaines Twp.; Grand Rapids, MI June 2008 Economic Growth Strategy Old Booklyn; Cleveland, OH June 2008 Economic Growth Strategy Scio Twp.; Ann Arbor, MI May 2008 Retail Market Strategy Toledo, OH May 2008 Retail Market Strategy Westland; Detroit, MI April 2008 Residential Market Potential Grand Haven, MI March 2008 Mixed-Use Market Strategy Bowling Green, KY March 2008 Forensic Research, Fiscal Impact Ann Arbor Twp., MI March 2008 Residential Market Potential Salt Lake City, UT January 2008 Mixed-Use Market Strategy Gibraltar; Detroit, MI January 2008 Retail Market Strategy Kalamazoo, MI January 2008 Residential Market Potential Johnson Co.; Kansas City, KS January 2008 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Consulting Projects | 2007 Project Type Location (Market and State) Completed Retail Market Strategy Battle Creek, MI December 2007 Residential Market Potential Downers Grove, IL December 2007 Residential Market Potential Byron Twp, Grand Rapids, MI November 2007 Residential Market Potential Taylor, MI October 2007 Residential Market Potential Nashville, TN October 2007 Retail Market Strategy St. Clair, MI October 2007 Master Plan Review Lapeer, Oakland Co., MI September 2007 Residential Market Potential Village of Redford, MI August 2007 Retail Market Strategy Mt. Pleasant, MI August 2007 Residential Market Potential Iowa City, IA August 2007 Mixed-Use Market Strategy Waterford Twp., MI July 2007 Residential Market Potential Palm Coast, FL July 2007 Residential Market Potential Voorhees, NJ, Philadelphia July 2007 Mixed-Use Market Strategy Louisville, Oldham Co., KY June 2007 Medical Feasibility Analysis Olde Town, Lansing, MI June 2007 Fiscal Impact Analysis Troy, MI May 2007 Commercial Market Strategy Lincoln, Alcona Co., MI May 2007 Residential Market Potential Midland, MI May 2007 Residential Market Potential Biloxi-Ocean Springs, MS May 2007 Retail Market Strategy Swartz Creek, MI April 2007 Retail Market Strategy Westland, MI April 2007 Downtown Market Strategy Howell, MI March 2007 Residential Market Potential Fayetteville-Rogers, AR March 2007 Residential Market Potential Pittsburg, PA March 2007 Retail Market Strategy Birmingham, MI February 2007 Residential Market Potential Lansing, MI February 2007 Retail Market Strategy West Branch, Ogemaw Co., MI February 2007 Residential Market Potential Perry, MI February 2007

Economic Growth Strategy Village of Lincoln, MI January 2007 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Consulting Projects | 2006 Project Type Location (Market and State) Date Completed Downtown Market Strategy Howell, MI December 2006 Downtown Market Strategy Escanaba, MI December 2006 Retail Market Strategy Meridian Twp., MI November 2006 Downtown Market Strategy Adrian, MI November 2006 Retail Market Strategy Eaton County, MI November 2006 Retail Market Strategy Long Branch / Monmouth Co., NJ October 2006 Residential Market Potential Grand Traverse Co., MI September 2006 Mixed-Use Market Strategy City of Mt. Pleasant, MI September 2006 Economic Growth Strategy Oscoda County, MI September 2006 Residential Market Potential Howell, MI August 2006 Residential Market Potential Bath Twp., MI August 2006 Residential Market Potential Boise, ID August 2006 Mixed-Use Market Potential Kenosha, WI July 2006 Residential Market Potential Wisconsin and Illinois July 2006 Residential Market Potential Grand Traverse Bay Area, MI July 2006 Retail Location Strategy Nampa and Pocatello, ID July 2006 Retail Location Strategy Price and Cedar City, UT July 2006 Retail Location Strategy Tucson, AZ July 2006 Mixed-Use Market Strategy Racine, WI June 2006 Forensic Research; Mixed-Use Huron Twp., MI June 2006 Retail Market Strategy Walker / Grand Rapids, MI April 2006 Mixed-Use Market Strategy Grand Traverse Bay Area April 2006 Residential Market Potential Zeeland, Holland, MI March 2006 Residential Market Potential Grand Rapids, MI March 2006 Retail Market Strategy Lansing, MI February 2006 Downtown Market Strategy Albion, MI February 2006 Residential Market Potential Howell, MI January 2006 Retail Market Strategy Fishers / Indianapolis, IN January 2006 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Consulting Projects | 2005 Project Type Location (Market and State) Date Completed Land Use Feasibility Analysis Pleasant Prairie, Kenosha, WI December 2005 Economic Growth Strategy Dearborn Heights, MI November 2005 Downtown Market Strategy Hart, MI November 2005 Residential Market Potential Bristol / Kenosha, WI November 2005 Residential Market Potential Madison, WI October 2005 Residential Market Potential Post Falls / Spokane, WA October 2005 Retail Location Strategy Las Vegas, NV September 205 Retail Location Strategy Phoenix-Mesa, AZ September 2005 Retail Market Strategy Lafayette, LA September 2005 Retail Market Strategy Kansas City / Johnson Co., MO September 2005 Mixed-Use Market Strategy Springdale, AR July 2005 Downtown Market Strategy Iron Mountain, MI June 2005 Retail Market Strategy Grand Traverse Co., MI June 2005 Residential Market Potential Auburn Hills / Detroit, MI June 2005 Residential Market Potential Mt. Clemens / Detroit, MI June 2005 Residential Market Potential Dundee, MI June 2005 Residential Market Potential Linden-Fenton, MI May 2005 Downtown Market Strategy Belleville, MI April 2005 Residential Market Potential Wyoming / Grand Rapids, MI March 2005 Residential Market Potential Grand Traverse Bay Area, MI March 2005 Residential Market Potential Putnam Co., WV February 2005 Mixed-Use Market Strategies Ashwaubenon / Green Bay, WI January 2005 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Consulting Projects | 2004 Project Type Location (Market and State) Date Completed Retail Market Strategy Pleasant Prairie, Kenosha, WI December 2004 Residential Market Potential Zeeland, Holland, MI December 2004 Mixed-Use Market Strategy Lansing Twp., MI November 2004 Mixed-Use Market Strategy Cannon Twp., Grand Rapids, MI October 2004 Economic Market Analysis Columbia, MO October 2004 Downtown Market Strategy Roscommon, MI September 2004 Retail Market Strategy Wyoming, Grand Rapids, MI September 2004 Mixed-Use Market Assessment Stamford, CT August 2004 Retail Location Strategy Orange Co., CA July 2004 Retail Location Strategy Riverside-San Bernardino, CA July 2004 Retail Location Strategy San Diego, CA July 2004 Retail Market Strategy Big Rapids, MI June 2004 Forensic Research Acme Twp., MI June 2004 Mixed-Use Market Strategies Marshall, MI June 2004 Retail Location Strategy Salt Lake City, UT May 2004 Residential Market Potential Atlanta, GA April 2004 Retail Market Strategy Bowie, MD March 2004 Economic Growth Strategy Manistique, Schoolcraft Co., MI March 2004 Downtown Market Study Grayling, Crawford Co., MI February 2004 Forensic Research, Analysis Toledo, OH January 2004 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Consulting Projects | 2003 Project Type Location (Market and State) Date Completed Forensic Research, Real Estate Franklin, Nashville, TN November 2003 Residential Market Potential Southgate, MI September 2003 Retail Market Strategy Georgetown, Grand Rapids, MI September 2003 Downtown Market Strategy Beaverton, MI September 2003 Retail Market Strategy Port St. Lucie, FL July 2003 Retail Market Strategy Oyster Bay, Long Island, NY June 2003 Downtown Market Strategy Glenview, Chicago, IL April 2003 Urban Redevelopment Strategy Santurce, San Juan, PR January 2003

Consulting Projects | 2001 - 2002 Project Type Location (Market and State) Date Completed Residential Market Potential Milwaukee, WI November 2002 Retail Market Strategy Milwaukee, WI October 2002 Waterfront Market Strategy Muskegon, MI October 2002 Auto Dealership Expansions Midwest and Northeast 2001 - 2002 Auto Dealership Terminations Midwest and Northeast 2001 – 2002

Sears/Kmart Projects | 2000 - 2001 Project Type Location (Market and State) Date Completed Nationwide Market Prioritization Nationwide December 2001 Montgomery Ward Acquisition Los Angeles, CA September 2001 Kmart Market Wide Strategy Atlanta, GA July 2001 Kmart Market Wide Strategy Kansas City, MO-KS June 2001 Kmart Market Strategy Mobile, AL March 2001 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Macy’s/Federated Projects | 2000 Project Type Location (Market and State) Date Completed

Bon Marche Expansion Strategy Spokane, WA September 2000 Gottchalk’s/Lamont’s Strategy Washington and Idaho April 2000 Mervyn’s Market Analysis Washington, Oregon, Idaho July 2000 Major Retail Location Analysis Northwest States July 2000 Bon Marche Expansion Strategies Great Falls, Kalispell, MT May 2000 Bon Marche Furniture Strategies Portland, OR July 2000 Rich’s Market Strategy Nashville, TN July 2000 Rich’s Market Strategy Atlanta, GA October 2000 Kohl’s Impact Analysis Atlanta, GA August 2000

Macy’s/Federated Projects | 1999 Project Type Location (Market and State) Date Completed

ZCMI Acquisition Strategy Nationwide September 1999 Emporium Acquisition Strategy Washington and Idaho November 1999 Bon Marche Expansion Strategy Seattle, WA April 1999 Bon Marche Baseline Sales Spokane, WA March 1999 Bon Marche Expansion Strategy Boise, ID March 1999 Bon Marche Expansion Strategy Helena, MT August 1999 Bon Marche Furniture Strategies Portland-Vancouver, OR-WA October 1999 Rich’s Expansion Strategy Atlanta, GA March 1999 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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Curriculum Vitae Sharon M. Woods, CRE, CNU-a, NCI, MA Principal Owner | LandUseUSA

Macy’s/Federated Projects | 1998 Project Type Location (Market and State) Date Completed Mall Expansion Strategy Somerset Collection, MI August 1998 Bon Marche Expansion Strategy Issaquah, WA August 1998 Emporium Acquisition Strategy Washington and Idaho November 1998 Bon Marche Expansion Strategy Seattle, WA April 1998 Bon Marche Baseline Sales Spokane, WA March 1998 Bloomingdale’s Market Strategy New Haven, CT June 1998 Lazarus Market Strategy Cincinnati, OH April 1998 Lazarus Market Strategy Columbus, OH January 1998

Macy’s/Federated Projects | 1994 - 1997 Project Type Location (Market and State) Year Completed Macy’s Expansion Strategy Wenatchee, WA 1997 Bon Marche Expansion Strategy Bend, OR 1997 New Mall Feasibility Study Great Lakes Crossing, MI 1995 Bloomingdale’s Market Analysis Greater Miami, FL 1996 Bloomingdale’s Market Strategy Las Vegas, NV 1996 John Wanamaker Acquisition Philadelphia, PA 1995 Bloomingdale’s Market Strategy Washington D.C. 1995 Macy’s Market-wide Strategy Greater New York, NY-NJ-CT 1994 Macy’s Market-wide Strategy Greater Boston, MA 1994 Macy’s Market-wide Strategy Greater Rhode Island 1994

Target/Dayton-Hudson Projects | 1990 - 1993 Project Type Location (Market and State) Year Completed Venture Stores Acquisition Greater Chicago, IL-WI-IN 1993 Target Expansion Strategy Greater Chicago, IL-WI-IN 1993 Target Market-wide Strategy Greater Cleveland, OH 1992 Target Market-wide Strategy Greater Kansas City, KS 1991 Target Stores Market Strategy Greater Madison, WI 1991 Target Expansion Strategy Greater Sacramento, CA 1990

Target Expansion Strategy Greater Milwaukee, WI 1990 Attachment: Hartland Priority Proposal part 1 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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June 15, 2018

Spicer Orchards – A Local Small Business in Hartland Township, Michigan

Hartland Township, Michigan

Retail Market Analysis and Strategy

Sample Infographics

State-Approved TMA Consultant Attachment: Hartland Priority Proposal part 2 of 3 (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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June 15, 2018

Spicer Orchards – A Local Small Business in Hartland Township, Michigan

Hartland Township, Michigan

Retail Market Analysis and Strategy

Prior Work and References

State-Approved TMA Consultant Attachment: Hartland Priority Proposal part 3 of (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

Packet Pg. 90 6.b.c Attachment: Hartland Priority Proposal part 3 of (2859 : LandUseUSA - Township, Michigan Retail Market Analysis and Strategy)

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2018 Ordinance Review Committee Prioritized List of Projects

1) Outdoor storage/display within Commercial Developments 2) Sign Regulations – Enforcement 3) Private Road Shared Driveway Ordinance (Section 5.23) 4) Light Industrial and Industrial Architectural Standards 5) Single Family Minimum House Size Requirements 6) Lake Lots 7) Accessory Buildings 8) Lot Coverage

Items already completed

1) Special Event Ordinance – Farmer’s Market 2) Special Event Ordinance – Winterfest 3) Site Plan Amendment 4) Site Plan Expiration 5) Automobile Fueling Station Lighting Standards 6) Automobile Fueling Station Sign Standards 7) Performance Guarantee Reduction 8) Landscape Standards Attachment: 2018 Ordinance Review Committee Prioritized List of Projects (2862 : Amendments)

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