The process and what to expect

Step 1: Pre-Development & Land Analysis

Purpose: To assess feasibility, yield, risk, and ROI potential before any formal design or entitlement work begins.

Services:

  • Feasibility Study: Market and site evaluation, absorption analysis, comparable rents/sales, and demand validation.

  • Site Due Diligence: Review of surveys, floodplain, topo, title, easements, encroachments, access, and nearby infrastructure.

  • Conceptual Site Planning: High-level layouts with parking ratios, loading access, fire lanes, building footprints.

  • Yield Modeling & Density Calculations: Determines rentable SF, FAR, and utility of land.

  • Infrastructure Capacity Review: Sewer, water, storm, electric — both availability and sizing.

  • Pro Forma Support: Input assumptions for construction cost, leasing assumptions, hold/sell strategies.

  • Zoning Use & Compliance Review: Confirms allowable uses, setbacks, height limits, parking, and landscape code.

Deliverables:

  • Site viability report

  • Conceptual site plan

  • Infrastructure memo

  • Preliminary OPCs, contingent on city/county negotiations and final contractor bids

  • Go/no-go risk matrix

Step 2: Entitlements & Regulatory Approvals

Purpose: To obtain all municipal and regulatory approvals needed to begin construction, including zoning and site-specific permissions. Important to note, Step 1 and 2 are done somewhat concurrently to the extent possible.

Services:

  • Zoning Coordination: Rezoning, variances, or conditional use permits (if required).

  • Site Plan Submittals: Coordinate initial submittals and revisions to meet jurisdictional codes.

  • Utility & Service Agreements: Water/wastewater agreements, electric providers, franchise coordination.

  • Environmental Review: TIA (Traffic Impact Analysis), noise, drainage, tree surveys, endangered species (as needed).

  • Public Hearings & Staff Meetings: Attendance at planning & zoning hearings, council meetings, and staff-level discussions.

  • City/County Coordination: Close coordination with planning, engineering, public works, and legal departments.

Deliverables:

  • Approved site plan

  • Zoning confirmation

  • Utility service commitments

  • Environmental compliance documentation

  • Permitting roadmap

  • Preliminary OPCs Round 2

Step 3: Civil Engineering & Infrastructure Design

Purpose: To produce and permit all technical site plans necessary for horizontal development.

Services:

  • Grading & Drainage Design: Full topographic modeling to manage water flow and maintain code-compliant slopes.

  • Utility Plan Design: Water, wastewater, fire lines, electric, gas — all coordinated and routed.

  • Stormwater System Design: Detention/retention ponds, underground storage, outfalls, and water quality devices.

  • Paving & Fire Lane Layouts: Drive aisle widths, turning radii, and emergency access compliance.

  • Construction Phase Erosion Control (SWPPP): Storm Water Pollution Prevention Plan.

  • Permit Coordination: Full submission sets and revisions through civil plan reviewers.

Deliverables:

  • Full civil plan set (sealed)

  • SWPPP plan

  • Hydrology reports

  • Final plat (if needed)

  • Approved construction plans

  • Final OPCs and Construction Bid Kickoff

Step 4: Architectural Design & Programming

Purpose: To develop attractive, code-compliant, and user-adaptable flex industrial buildings that serve multiple tenant types. Important to note, step 3 and 4 are done concurrently.

Services:

  • Schematic Design (SD): Building layout, basic massing, tenant mix, and circulation.

  • Design Development (DD): Structural planning, loading dock placements, storefront locations, and entry sequencing.

  • MEP Coordination: HVAC, electrical paneling, plumbing layouts, roof drains, and utility tie-ins.

  • Code & ADA Review: Ensures compliance with IBC, energy code, and accessibility requirements.

  • Façade Development & Branding Integration: Elevation design for front-facing retail/office, signage integration, and color palette.

  • Permit Submittals: Preparation and management of architectural permit sets.

Deliverables:

  • Full architectural plan set (sealed)

  • Site-specific design narrative

  • MEP coordination matrix

  • 3D conceptual renderings (optional)

  • Permit-ready submittal set

Step 5: Fabrication & Material Sourcing

Purpose: To manage procurement, long lead items, and coordinate pre-fabricated components to save time and cost. This step is done towards the end of the combine step 3 & 4 but is also done somewhat concurrently after step 3 & 4 make approx. 80-90% progress. Expect a sizable deposit required at this point, generally 10-20% of materials. This is a standard request by most material suppliers and do budget between $100K and $300K as a non-refundable deposit to the material provider.

Services:

  • Metal Building System Coordination: Work with pre-engineered metal building manufacturers to finalize specs, lead times, and layout.

  • Tilt-Wall Vendor Integration (if applicable): Manage panel layout, cast-in-place coordination, and lift planning.

  • Structural Value Engineering: Identify alternative framing methods (CMU, steel joists, hybrid) to lower costs without sacrificing quality.

  • Material Pre-Ordering: Identify and pre-order long-lead items (e.g., steel, switchgear, HVAC units) to avoid construction delays.

  • Subcontractor & Vendor Vetting: Establish a procurement matrix with trusted suppliers.

Deliverables:

  • Final material procurement plan

  • Vendor contact matrix

  • Critical path material timeline

  • Manufacturer coordination logs

Step 6: Construction Management & Owner Representation

Purpose: To manage on-site construction with a focus on schedule, budget, safety, and quality — while protecting the owner’s interests. During this phase, we will work with our partners at Colliers and Flex Parks USA to help kick start the marketing, lease-up and brokerage step. That last step will be between client and property management company.

Services:

  • GC Selection or Oversight: Either bid out the GC role or manage a selected GC under FlexPro’s oversight.

  • Schedule Management: Use of Gantt charts and critical path methods to maintain progress and milestones.

  • Budget & Pay Application Control: Track costs against estimates, approve pay apps, and manage contingency.

  • RFI/Submittal Tracking: Ensure quick resolution of field questions and plan clarifications.

  • Inspections & Quality Control: On-site review of construction phases, punchlist creation, and performance verification.

  • Closeout Coordination: As-built drawings, warranties, O&M manuals, and turnover binder.

Deliverables:

  • Monthly construction report

  • Schedule updates

  • Budget status report

  • Punchlist and closeout binder

  • Certificate of occupancy

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