Site selection for warehouse build

[Steven Bates]

Need: Showroom, Large warehouse space (zoned I3 or industrial), possibly site selection person to help with this

Background: Amazon just moved in for HQ2, Microsoft is adding 1500 jobs, NOVA is steadily increasing in population and density.  

We have an existing business in the countertop fabrication business and need more space to get the automated equipment we need (water jet and line polisher).

existing facilities are not what we need (10k sqft warehouse, 1500 sqft + show room (separate or together).

we want to buy as we own our current two warehouses (2 units 4k space each).

strong reinforced foundation (ideally gently sloping to remove water), 20 ft+ ceilings, 2+ loading bays, low HOA (or water and heavy granite/quartz trash removal included).

because this is so large and specific and e-commerce has jacked up warehouse prices we are strongly considering building.  Also we can build more space than we need ex. 20k sqft and then rent out other units until we may need it in the future.  Estimating we need 2-3 acres of land minimum for this.

open to all suggestions / ideas.

[Ben S.]

@Steven Bates I have done this a couple times in the 20-30 thousand sf range. Finding the right land is hard, as is guessing what a future tenant will need for utilities. Hiring an architect is probably a good idea, although I have not. Hiring a GC is more important unless you have done projects like this in the past. I have GCed my own and got a couple quotes to make sure doing it myself is worth the headache. I believe it is, but I did learn that estimates from the professionals vary greatly.

Definitely know what the local regulations are for sprinkler systems/fire walls/smoke hatches as these add up fast. If you need a sprinkler system have the water main flow tested during your dd period.

For utilities if you are having multiple tenants I recommend using a submetering company. Since I didn't know if I would have 6 5000 sf units or 1 30000 sf unit it leaves things flexible. Better than paying meter fees for meters you won't need.

Anything more specific you would like to discuss?