LGA Partners

HOW AIRPORT CONCESSION DESIGN DIFFERS FROM TRADITIONAL RETAIL

LGA Partners — Fri, 19 May 2023 16:21:30 +0000

Airports are busy, bustling places where travelers from all over the world come and go. They are also prime locations for retail businesses to set up shop, offering a captive audience for their products. However, designing and operating a retail space in an airport comes with its own unique set of challenges. This write-up explores how airport concession design differs from traditional retail, particularly in terms of limited stock, brand association, and customer demographics.

Limited Stock of Best-Selling Items – One of the biggest challenges of designing an airport concession is the limited amount of back-of-house space available for storage. Retailers need to ensure that they have the right amount of stock on hand to meet the demands of their customers, but they also need to be mindful of the limited space available to store excess inventory. This means that airport retailers often have a smaller selection of items available compared to traditional retail stores. Also, product offerings need to be portable enough that customers can carry it with them. People need to carry the product with them; another key difference between airport concessions and traditional retail is that customers are limited by how much they can carry on. Customers may be more likely to purchase small, lightweight items that are easy to transport, such as travel-sized toiletries or souvenirs. Retailers need to be mindful of the weight and size of their products when designing their displays and product offerings.

Airport retailers often focus on creating a showcase of their brand to entice customers to make purchases online due to the limited availability of stock in the store. The airport concession becomes a billboard for the brand, associating it with jet setters and travelers. This can lead to an increase in online purchases, as customers who are unable to purchase an item in-store may turn to the brand’s website to complete their purchase.

Not All Brands Work in the Aviation Concession – It’s important for brands to understand that not all products are suitable for airport concessions. Some products may not even be allowed, such as items that are flammable or potentially dangerous. Luxury brands tend to do well in international terminals, where travelers may be more likely to indulge in high-end purchases.

Brands Need to Be Aware of Their Customers – Customer demographics can vary greatly from airport to airport, and even within the same airport at different times of the year. Brands need to be aware of the needs and preferences of their customers in order to tailor their product offerings accordingly. For example, smoking lounges are still present in some southern airports, indicating that smoking is still a common habit among travelers in those regions.

Designing an airport concession requires a different approach compared to traditional retail, given the limited stock, brand association, and customer demographics. Retailers must be mindful of the unique challenges presented by the airport environment, such as limited storage space and restrictions on certain types of products. However, with the right strategies in place, airport concessions can be highly successful, offering travelers a convenient and enjoyable shopping experience.

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DESIGN INSIGHTS | MATTERPORT SCANS

LGA Partners — Fri, 15 Apr 2022 17:35:19 +0000

Have you ever found yourself on-site for a project, taking a million photographs and measurements, only to return to the office and realize you missed that one photo or that one dimension? Are you ever coordinating with engineers or presenting a space to a client and need a visual aid to help them understand the area under discussion? With Matterport, an interactive 3D modeling software, LGA Partners can solve all of these problems and more. By using a Matterport 360 camera, we can scan a space of any size, publish the model, and then share the scanned 3D space with team members, clients, and consultants. Once the model is generated, you can pull real-time dimensions, add notes and points of interest, and view the model in plan or 3D. Being able to change the view of the model allows people to understand spatial relationships better and visualize project flow. Over the past year, we have integrated Matterport 360 cameras and software into our arsenal of tools we use every day to elevate our team coordination both internally and externally with fantastic results.

LGA Partners has utilized Matterport technology across all of our design sectors (Aviation, Education, Healthcare, Housing, Retail, and Workplace). When working on projects within airports, it’s not always easy to review project progress at just anytime. Site visits to airports take an extra level of planning and coordination. Therefore it is crucial to document as much information as possible while on-site, especially with larger projects such as master planning of airport tenant spaces. We have recently utilized Matterport to document significant completion milestones of our master planning project in the Nashville International Airport. With the 360 camera, we capture scans of post demolition of existing conditions, white box build-outs, and finally, the completed master plan. At each phase, these 3D models aid in understanding site conditions in real-time coordination meetings. The 3D model allows us to be “on-site” from virtually anywhere in the world.

We have found these 3D models to be very helpful in identifying unique conditions that otherwise could become lost through photographs. You can walk the entire project from the comfort of your computer, tablet, or phone to fully understand the scope of work. Overall, it is a fun experience for any client to see the progression of any new space develop with the help of Matterport 3D technology.

LGA is always experimenting with new technology to elevate our work and coordination on projects. We have found Matterport a crucial referencing tool that creates an all-compassing experience compared to standard photographs. In today’s world of virtual meetings and conferences, our team found this a great tool to bring a project site to anyone. The in-person site walks will always be an essential step in our design process. This technology has not replaced the need for in-person site evaluation but instead, is viewed more as a tool that can efficiently capture every inch of a space, giving an architect, designer, client, engineer; all the information they need to help make the best decisions that lead to great design. As we look to the future, we hope to train all of our employees on Matterport to strengthen the LGA teams’ overall skillset of using 3D technology.

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LGA PROMOTES FOUR TO ASSOCIATE

LGA Partners — Wed, 16 Mar 2022 12:31:06 +0000

LGA Partners, LP is happy to announce that Marianne Talarico Smith, Dan Hudock, Michaeleen Vargo, and Tyler Niedzwicki have been promoted to the role of Associate within the firm.

Marianne Talarico Smith, RA, LEED AP, has over twenty years of design experience in the Workplace and Higher Education markets. A registered architect and gifted designer, her portfolio includes the multi-phase renovation to Palumbo-Donahue School of Business at Duquesne University, a +100,000 SF Strip District office fit-out, and the NY Design Center for American Eagle Outfitters in Midtown Manhattan. She will bring a high level of design acumen to our management team, focusing on expanding our Workplace Design Studio.

Dan Hudock, RA, started with LGA (formerly Lami Grubb) after graduating from Carnegie Mellon University School of Architecture in 2011. Over the last decade, he has worked on a wide variety of projects, gaining valuable experience in nearly all six design studios, including Aviation, Workplace, Housing, and Healthcare. A skilled problem-solver, Dan’s diverse project experience informs his architectural design. While his efforts continue to cross markets, his primary focus has been LGA’s Retail Studio, working across the country with Starbucks, Nespresso, and DTLR.

Michaeleen (Miki) Vargo, CSI, LEED AP, has two decades of experience working in diverse typologies and project scales across the country. Having studied architecture at the Catholic University of America and the University of Pittsburgh, Miki revels in the intricacies of building technology and code. She excels at transforming concepts into reality and has been instrumental in growing LGA’s footprint in the healthcare market. Miki is active in both CSI Pittsburgh and CREW Pittsburgh, sitting on the Board of Directors for both organizations.

Tyler Niedzwicki is a tremendously talented marketing professional with fifteen years of experience. Formally trained as an architect at Kent State University, he oversees LGA’s marketing, branding, social media, promotion, strategy, and proposal efforts. His firm-first attitude and inherent understanding of all six of LGA’s Design Studios led to a more streamlined internal and external communications approach. Outside LGA, Tyler sits on the Board of Directors, as Treasurer, for the Society of Marketing Professional Services, Pittsburgh Chapter.

Since 1993, LGA Partners, LP has provided architectural, planning, and interior design services for several markets, including aviation, corporate, education, healthcare, housing, and retail. As one of the largest and most diverse design firms in the city of Pittsburgh, LGA has a passion for creating inspiring, lasting architecture that engages its community and exceeds client expectations.

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Rebuilding Our Cities Starts with Workforce Housing

LGA Partners — Fri, 29 Oct 2021 02:39:49 +0000

This article was originally published by Architect Magazine on August 31,2021. Article can be viewed here.

Economic diversity adds value to urban communities and offers an often overlooked opportunity for architects and developers.

Cities thrive on dynamisms fueled by a diversity of customs, cultures, and classes—but the middle class is being squeezed out. While this problem has occurred in major metropolitan areas on both coasts for decades, it is now affecting smaller inboard cities, like my hometown of Pittsburgh.

Development of more high-quality workforce housing—the buzzword for middle-class housing—would be a step in the right direction. Defined as housing that is affordable for families earning 60% to 120% of area median income, workforce housing keeps the backbone of communities from having to decamp to the distant suburbs and shields our city from economic extremes. Economic diversity has an intrinsic value to the region and offers an untapped opportunity for developers.

Pittsburgh has seen its share of reinvestment over the last 25 years. The city’s legacy industries, such as banking and manufacturing, are now bolstered by tech companies wanting proximity to our strong “Meds and Eds.” As a result, Pittsburgh has attracted Silicon Valley’s biggest names—Google, Uber, Apple, and Facebook—and spawned homegrown companies like Aurora and Duolingo.

The boom of high-paying jobs has attracted tens of thousands of workers. While the net population of Pittsburgh has remained relatively unchanged since 2000, the per capita income has increased by 24%, according to Pew Research. This suggests that the middle- and lower-income families are being replaced by wealthier residents.

As a result, Pittsburgh, once known for affordability, has seen a dramatic shift in the cost of living. The pre-pandemic Freddie Mac Home Price Index notes a 35% increase in metro home value over the last five years. In the region’s trendiest neighborhoods, the increase becomes four to five times that amount.

Working with a Philadelphia developer, LGA Partners renovated the Maul Building, a mid-rise, turn-of-the-century office building, into 24 one- and two-bedroom units. This project sparked development interest in other sites in the South Side of Pittsburgh.

Renovation of the Maul Building, in Pittsburgh, by LGA Partners

Housing Extremes

The city has seen a massive building boom of market-rate housing that appeals to the influx of white-collar knowledge workers. Units have high-end finishes, large expanses of glass, and open floor plans. Each development seeks to out-amenitize the next, advertising massive rooftop decks, pet-washing stations, CrossFit studios, sand volleyball courts, and even a four-lane duckpin bowling alley. These projects command rents that set the ceiling for what the local market will bear.

Pittsburgh, like other communities, continues to build federally subsidized affordable housing. These subsidies are administered by our state-run Housing Finance Agency, which doles out federal tax credits that attract private development to affordable housing. These tax credits act as both a carrot and a stick: Developers get tax credits that can be sold to offset funding gaps, but they must build energy-efficient, high-quality products that look and feel like their market-rate brethren. Amenities here are less trendy and are geared to support services that low-income families need: community rooms, open space, playgrounds, fitness facilities, and health clinics.

While both our high-income and low-income workers have quality housing options, middle-income workers face a dearth of housing products, save the cookie-cutter single-family detached homes in the ’burbs. According to Pew Research, 52% of Americans fall into the vast middle class. In Pittsburgh, that equates to a median annual income of approximately $48,000. This income is neither high enough to afford the flashy, new market-rate housing nor low enough to qualify for high-quality subsidized housing. Middle-class individuals and families are overlooked.

LGA Partners designed the adaptive reuse of a schoolhouse in the Swissvale neighborhood of Pittsburgh and was able to keep all units within a $150,000 to $250,000 price point.

Swissvale Schoolhouse Condominiums, renovation by LGA Partners

Proactive Pro Forma

High rents support the cost of constructing market-rate housing. Tax credits fund affordable housing constructions. The challenge for project teams, then, is making workforce housing projects pencil out. The key is to get creative.

Find the sweet spot. Identify a neighborhood that is neither hip nor dilapidated. Too trendy, and the upfront acquisition costs will be high; too run down, and tenants will be wary. Pittsburgh’s South Side neighborhood is largely stable, but still a little gritty in areas. Working with a Philadelphia developer, we renovated a mid-rise, turn-of-the-century office building into 24 one- and two-bedroom units. This project sparked development interest in other similar South Side sites.

Go for adaptive reuse. Renovations can often be cheaper overall than new construction, especially if that building can take advantage of historic tax credits. In addition to saving a landmark structure, reuse is far more sustainable. Due diligence before an acquisition is critical to avoid hidden costs. Old schoolhouses are ideal for converting to workforce housing because the large, approximately 800-square-foot classrooms with large windows can often be adapted into apartments, and the site may already include off-street parking, obviating the need for new structured parking.

Leverage existing amenities. Workforce housing is driven by price point and, as such, cannot accommodate as many amenities as the market-rate does. But the construction cost to build the two housing types is not vastly different. Developers get market-rate prices because they add expensive finishes and lavish amenities. But with adaptive reuse, sometimes the costly materials are there from the beginning. An 1880s church we renovated into 16 units on the North Side had exposed brick and stained-glass windows that were fully intact.

St. Peter’s Residences in Deutschstown, Pittsburgh, which LGA converted from an 1880s church. The building comprises 16 units and features exposed brick and original stained-glass windows.

St. Peter’s Residences, an adaptive reuse project by LGA Partners in Pittsburgh

Age in place. Beyond ADA requirements, units should be designed with the flexibility to accommodate tenants as they age or become disabled. Universal design is beneficial to all projects because it encourages inclusivity, visitations, and independent living.

Think transit-oriented. Tenants must be able to access places of employment and grocery stores. After housing, transportation is typically the second-highest household expense, and those living in workforce housing must have viable, affordable mobility options. Access to public transportation should be a critical factor in site selection.

Neutralize parking. Zoning ordinances that mandate off-street parking spots for multifamily housing drive up development costs and encourage car ownership. For the sake of the environment and development funds, municipalities should revise requirements for off-street parking and prioritize spaces for bicycle racks, car-share vehicles, and electric cars.

The ideal development team includes a nonprofit group that is dedicated to rebuilding neighborhoods and can identify viable sites, a developer who is willing to invest in a quality product, and an architect able to design energy-efficient and adaptable houses that can help revitalize our urban neighborhoods by ensuring all economic classes can find quality homes.

Author
Jonathan Glance
Partner

The post Rebuilding Our Cities Starts with Workforce Housing first appeared on LGA Partners.

UPDATE: RETAIL IN A POST-PANDEMIC WORLD

LGA Partners — Tue, 20 Jul 2021 13:25:40 +0000

The last year and a half have seen some drastic changes in the architectural world. However, no changes have been more significant than those in the retail market.

The Covid-19 pandemic forced the market to pivot, focusing their efforts less on brick-and-mortar stores and more on digital sales, spatial efficiencies, and the wellbeing of customers and employees. As we transition back to a state of “new normalcy,” the retail world is once again evolving. This time, encompassing the feeling of shopping pre-pandemic while providing the necessities we have come to expect throughout the pandemic. This blog aims to inform you about these design concepts and what to expect in stores as we move beyond the pandemic.

Pre-Pandemic

Retail pre-pandemic was an experience. At least, that is how we designed these spaces. You went to the mall to see and be seen. You met friends to pass the time, to browse, to see what was new. Its exploratory nature made shopping fun even if you did not realize it was happening. Stores tended to focus on customer flow and optimal product display; as long as they met specific design standards and building codes, nothing was off-limits.

There were people, music, aromas, and unmasked friendly sales staff greeting you on your third step inside the door. All things that now seem a little odd and at times dangerous. While many of us are eager to return to those sensory encounters filled with nostalgia and impulse buying, we need to be aware of the implemented adjustments to keep staff and fellow shoppers safe and healthy.

Throughout Pandemic

In early 2020, the Covid-19 pandemic created an almost immediate reaction from retailers to maintain product movement and, more importantly, sales income. With limited in-store availability for consumers, retailers amped up their online sales platforms. Monolithic retailers like Amazon, Target, and Walmart monopolized delivery systems, which had difficulty keeping up with demand. Small businesses that had previously relied on in-person sales had to find new ways to draw customers.

Working with both, we had to rapidly change our understanding of what it meant to go shopping – this included valuable space both inside and outside the store. Covid forced us to rethink the experience from car to cash register and back.

INSIDE, you have seen revamped circulation plans, queuing allocation, and spacing indicators in action, in addition to plastic dividers, sanitization stations, and a more spaced-out sales floor. Each takes careful consideration when designing a new or retrofitting store. However, the most significant challenges come with online order fulfillment. Stores required ample space (often near the entry or cashier) for quick, accessible pick-up stations where orders can be packed and securely stored daily.

OUTSIDE, dedicated space for curbside pick-up/delivery has taken the highly sought-after, closest parking spots. Additional signage directed patrons where to go and the proper procedures to take.

It became quite a bit confusing and completely changed the shopping experience – making it less experiential but more convenient.

Post-Pandemic

With so many strategies rapidly put into place, retailers are now assessing which of these new necessities will remain post-pandemic — looking to blend experience and convenience.

With the acceleration of digital shopping, in-person retail must offer the same convenience as online platforms while fully utilizing the advantages of brick-and-mortar. Furthermore, as the functionality of the physical store is re-established, retailers will inevitably use digital UX design principles in their store experience. Examples of this include online consultations, self-checkouts, contactless payments, and virtual sales floors + fitting rooms.

Furthermore, intelligent in-store mobile shopping is looking to be a part of that future. Real-time inventory, wayfinding, digital coupons, easy checkouts, product reviews, QR codes, and social media or impulse purchase prompts can all be part of the in-store mobile app experience. With digital wallets becoming more a part of everyday life, these purchases can be both timely and straightforward.

What won’t change? The sensory experience of trying on clothes in a fitting room and the personal engagement remain advantages to the consumer that can’t be underestimated. While online buying and selling have been the norm for the past 18 months, shoppers are eager to get out again, and many have the cash to spend. Consumers want to return to the times of “see and be seen.”

In a post-pandemic world, retail is about flexibility, adapting and serving both in-person and online consumers. As we move forward, retailers will need to be vigilant while acclimating the experience to meet the needs of today’s shopper. While e-commerce offers convenience, physical store locations offer a sensory adventure. As stores open fully, the ease and convenience of online shopping will have to be maintained while enhancing the physical in-store experience to keep drawing the consumers back for compelling shopping experiences.

Author
Rozlynn Roman
Retail Client Manager

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AFFORDABLE HOUSING 101

LGA Partners — Thu, 13 May 2021 18:42:35 +0000

Affordable Housing

The term “affordable housing” is relatively common but has a multitude of meanings depending upon role and investment, financial or otherwise, in the project. Causing much confusion, as many outside (and inside!) the industry often conflate terms. Seeking to demystify affordable housing typologies this article aims to inform about three specific types of affordable housing projects that are taking place in the region.

Public Agency. These kinds of projects are owned and operated by municipal Housing Authorities. Many were built to accommodate the post-war housing-boom, and often have the look and feel of stereotypical public housing.

Modeled after midcentury design theories founded in Europe, these projects seldom created a strong sense of place. Some of which became victims of disinvestment and diverted maintenance, resulting in bunker-like structures that were functional but lacked identity.

In recent years, public agencies have been working diligently to reinvest in many of these once overlooked properties. While some developments are rehabbed, others are demolished, either in part or in whole, to make way for new community-centered concepts and designs.

Additionally, these agencies have begun to think creatively, looking for alternative funding sources to create the types of developments people want to live and take pride in. They are structuring deals with outside private developers for larger projects that would be too difficult to be managed internally. Agencies are also utilizing tax-credit financing, which we will discuss below.

Hawkins Village :: Public Agency

Private Developer-led Housing. These projects utilize State-managed tax credits as the primary vehicle for funding. Locally, the Pennsylvania Housing Finance Agency or PHFA administers the program across the Commonwealth.

The PHFA program was designed to create economic incentives for developers to build and manage high-quality housing. The tax credits help the developers fill the gaps in their proformas, while the public agencies ensure that standards are being met.

Developers and their team compete for funding by submitting applications for credits equaling either 9% or 4% of the project cost. Competition is stiff with somewhere between 75 and 100 submissions a year and the award being contingent on the applications following strict design guidelines. Architects work alongside the developer to conform to the program set by the agencies.

As a result of healthy construction budgets, good design standards, and a private-public partnership, much of this housing product is indistinguishable from market-rate housing. PHFA funded Projects often include front and back porches, high-quality, durable materials, open concept floor plans, energy-efficient building envelopes, and community amenities like playgrounds and fitness centers.

McKean Street Housing :: Private Developer-led Housing

Workforce Housing. This housing typology is relatively new to our region. It is being developed for individuals and families who cannot afford new market-rate construction, but wouldn’t meet maximum income limits to qualify for either Public Agency or Private Developer-led housing.

Workforce housing must be designed with a specific price point in mind. Ideally, successful workforce housing will be indistinguishable in fit and finish from the more expensive market-rate product. This can be achieved by focusing on two key issues, acquisition costs and finding the right property.

First, keeping down acquisition costs. Much of the new market-rate housing in our region is being built in the trendiest neighborhoods, driving up land costs. Workforce housing will focus on established but affordable communities on the urban fringe or suburbs. These sites tend to have more affordable entry points and fewer complexities with site and soil conditions.

Secondly, workforce housing is well suited to adaptive reuse. While there are always unknowns with renovations that can drive up costs, starting with an existing roof, foundations, and four walls is a step in the right direction. This approach takes careful due diligence by both the design team and developer. However, if found for the right price, an adaptive reuse project is the best bet for this kind of housing.

Swissvale Schoolhouse :: Workforce Housing

While these three options for “affordable housing” are not all-inclusive, they are a good cross-section of the types of developments happening in our area. And while they are very different in their goals, they provide an incredibly valuable resource to our communities. We are extremely proud of our work in this market and will continue to push for more affordable housing options in the region.

Author
Jonathan Glance AIA, NCARB
Partner

The post AFFORDABLE HOUSING 101 first appeared on LGA Partners.

WORDS FROM LGA’S PRESIDENT ON INTERNATIONAL WOMEN’S DAY

LGA Partners — Mon, 08 Mar 2021 22:39:09 +0000

March 8th is International Women’s Day. LGA would like to take a moment to express our support for and gratitude to all the incredible women in Architecture who continue to innovate, grow, and lead the industry through their passion, commitment, and hard work.

LGA has been a proud woman-supporting business since its creation in 1993 by our founding partner, Suzan Lami. Today, LGA’s staff of architects, interior designers, draftspeople, and support members is comprised of over 50% women. That percentage includes LGA’s President, Paulette Burns, who wrote a bit about her experiences as a woman in Architecture below:

“Early in my career, recognizing a shallow bench of women architects in firms, I knew it would be a test of strength and perseverance. It was often hard to be the only woman in a room of architects, engineers, and contractors. Still, I embraced that challenge as a young woman and seized every opportunity to surround myself with talented individuals to help me grow as a professional. After joining LGA Partners in 2004, I grew exponentially with an amazing woman architect and mentor at the helm, Suzan Lami. I look around the architectural profession now, and I’m so proud of all the other women that embraced that same challenge that I did. The diversity and changes in our profession, and certainly at LGA, makes us all better architects, designers, and people.”

Paulette Burns, RA, NCARB

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LGA WINS HISTORIC PRESERVATION AWARD

LGA Partners — Wed, 17 Feb 2021 17:07:34 +0000

We are happy to share LGA’s work on Petrovic Cottage recently received a Historic Preservation award from Historic Ithaca.

A retired Cornell professor and his family looked to salvage a long-abandoned, Victorian summer cottage on the finger lakes. LGA created a design that transformed the space into a four seasons escape while saving the best of the original historic structure. The careful construction process even involved lifting the entire house to install a new foundation system.

The result doubled the cottage’s useable square footage while maintaining the original cottage’s massing and decorative front porch, a central character and design feature of the house.

See more of this cottage’s story in the video below:

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SIX LGA EMPLOYEES RECEIVE ICRA CERTIFICATION

LGA Partners — Wed, 20 Jan 2021 19:02:39 +0000

LGA is pleased to announce six of our healthcare teammates have received their ICRA Certification through the Eastern Atlantic States Regional Council of Carpenters (EASRCC.) Working in an occupied healthcare facility requires shared knowledge among the trades and construction team to mitigate the potential risks to patients and healthcare workers exposed to the construction activity. The Infection Control Risk Assessment (ICRA): Construction Trade Best Practices Awareness Training Workshop provides an introduction to the concerns and processes of working in an occupied healthcare facility and enhancing awareness of the unique nature of working in these facilities. This specific course was tailored more to hospital facilities and design personnel.

Being offered virtually, attendees included hospital facilities’ personnel from several hospitals and states, along with local Contractors. The diverse mix of attendees created a perfect environment for sharing new ideas and learning together.

LGA participants included Miki Vargo, David Schaefer, Gary Atcheson, Gretchen Kurzawa, Stephanie Nepali, and Heidi Tabor.

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LGA WELCOMES NEW ASSOCIATE, JOHN M. EVANS

LGA Partners — Wed, 13 Jan 2021 21:45:26 +0000

John M. Evans, AIA, LEED AP, joins LGA with nearly 20 years of professional experience practicing architecture, planning, and historic preservation. A graduate of Carnegie Mellon University and the University of Pennsylvania, John has been involved in various project types throughout his career. His work includes national historic sites, such as the Virginia State Capitol, alongside local landmarks such as the Wilkinsburg Train Station. Over the last several years, John led significant projects for the University of Pittsburgh, Allegheny College, Geneva College, and other key institutional clients. He will leverage his extensive architectural background to further enhance LGA’s expertise in the renovation/reuse of existing buildings and broaden their reach throughout the region.

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