What we build · Last-Mile & Delivery
The Site Matters More Than the Building
A modest building on a site doing an enormous amount of work. Vehicle parking and circulation are the project.
The geotechnical report, the intended clear height and the likely tenant profile. Those three tell us more than a full set of drawings.
The slab
The one element a tenant judges on, and cannot fix
Self-perform
Dewatering and deep foundations in house
Commodity
Fire protection designed to what is actually stored
Licensed
General contractor, licensed in the state of Florida
Everything happens at once, twice a day
A last-mile facility loads a large fleet out over a short window and takes it back in over another. The site has to absorb that peak without gridlock, and it has to park staff vehicles too. Sites are routinely acquired on building area and turn out to be far too small for the circulation the operation needs.
What decides the site
- Van parking count, which is the dominant land requirement.
- Circulation that works at peak, not on an average.
- Staff parking, which peaks at shift change alongside the vans.
- Electrical capacity, and provision for fleet charging.
- Neighbors, and the hours the operation actually runs.
How we handle it
- 01Test the site against peak circulation, not average throughput.
- 02Lay out van and staff parking as separate problems.
- 03Provide electrical capacity and conduit for future charging.
- 04Build durable paving for continuous vehicle loading.
- 05Coordinate with the operator's actual shift pattern.
Provide conduit and capacity for fleet charging even if the fleet is not electric yet. Trenching a live, fully parked site later is enormously disruptive, and the conduit costs very little while the ground is already open.
Said plainly
Where we stop
If the site cannot absorb the peak circulation, no amount of building efficiency helps. We will test that early rather than after the land is bought.
FAQ
Common questions
- What drives site size?
- Van parking and peak circulation, not building area.
- Should we provide for EV charging?
- At minimum conduit and capacity. Trenching a live site later is very disruptive.
- Does staff parking matter?
- Yes, and it peaks at shift change alongside the vans.
- What about paving?
- Build for continuous heavy vehicle loading, not for a car park.
What decides cost
The Slab
The floor is the element tenants judge a warehouse by, and it is produced in a single continuous operation that cannot be repeated.
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Fire Protection
The sprinkler system is determined by what is stored and how high it is stacked, which is information a speculative developer does not have.
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Clear Height
Clear height has risen steadily and it is not free. Each additional foot costs across several systems and only earns it back if the market racks that high.
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Docks & Truck Court
Door count, court depth and pavement design are set by the vehicles that will use them, and getting the depth wrong is not fixable.
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Ground Conditions
Industrial buildings cover an enormous footprint, which means whatever is wrong with the ground is wrong across all of it.
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More what we build
Distribution Warehouse
The standard big-box warehouse. Four variables decide almost the entire budget, and they interact with each other.
Read more →
Light Manufacturing
A building shaped by what happens inside it. Power, compressed air, process drainage and ventilation are the project; the shell is comparatively simple.
Read more →
Cold Storage
The most technically demanding industrial building, and the one where an ordinary warehouse approach fails outright.
Read more →
Next step
Find out what is actually wrong with it.
An inspection, photographs of what we found, and a written scope. If the honest answer is that it can wait another season, that is the answer you will get.