Industrial Architecture Services
Manufacturing Facilities
Manufacturing buildings must support production processes efficiently while accommodating specialized equipment, workflow, and future flexibility:
Manufacturing Design Expertise:
Production floor layout and workflow optimization
Heavy equipment foundations and floor loading capacity
Overhead crane systems and clear heights
Process utility requirements (power, compressed air, water, drainage)
Material receiving and shipping logistics
Office and support space integration
Future expansion accommodation
We begin every manufacturing project by understanding your production process. How do materials flow through your facility? What equipment needs to be accommodated? What utility services are required? Where are bottlenecks in your current operation? This operational understanding drives building design.
Manufacturing Building Types:
Light manufacturing and assembly
Food processing and beverage production
Metal fabrication and machine shops
Electronics and precision manufacturing
Aerospace and defense industry facilities
Pharmaceutical and medical device manufacturing
Jacksonville's industrial market includes diverse manufacturing operations, from aerospace companies at Cecil Commerce Center to food processing facilities throughout the region. Each industry has specific requirements—floor flatness tolerances, contamination control, regulatory compliance, specialized systems—that we incorporate into design.
Warehouse & Distribution Centers
E-commerce growth and supply chain optimization drive demand for efficient warehouse and distribution space:
Warehouse Design Specialization:
Clear height optimization (24'-36'+ clear is standard)
Dock door quantity and spacing
Trailer parking and circulation
Racking layout and aisle widths
Order picking vs. bulk storage configurations
Cross-dock vs. traditional warehousing
Automated material handling systems
Modern warehouses are sophisticated logistics operations. We design for efficiency: minimizing travel distances, optimizing dock utilization, accommodating racking systems, and planning for future automation. Details matter—dock leveler types, door seal systems, floor flatness specifications, lighting levels—all impact operational efficiency.
Warehouse Types:
Regional distribution centers
Last-mile delivery facilities
Cold storage and refrigerated warehouses
Third-party logistics (3PL) facilities
E-commerce fulfillment centers
Bulk storage warehouses
Jacksonville's strategic location—interstate highway access, port facilities, rail connections, and central position on Florida's east coast—makes it an attractive warehouse and distribution location. We understand site selection criteria and design buildings supporting logistics operations.
Flex Space & Light Industrial
Flex buildings combine warehouse, manufacturing, and office space in adaptable configurations:
Flex Space Features:
15-25% office, 75-85% warehouse/manufacturing
Drive-in doors and dock doors
Moderate clear heights (18'-24')
Flexible unit sizes for multi-tenant buildings
Mezzanine potential for additional office or storage
Utility infrastructure supporting varied uses
Flex space serves small manufacturers, distributors, contractors, and service businesses needing combined workspace. These buildings work well for speculative development—developers can lease to diverse tenants without knowing specific uses upfront.
Flex Space Applications:
Contractor offices and storage
Small manufacturer production and admin offices
Parts distribution and sales offices
Research and development facilities
Showroom and warehouse combinations
Industrial Build-to-Suit Projects
Build-to-suit industrial projects are custom-designed for specific tenant needs:
Build-to-Suit Process:
Long-term lease or build-for-sale structure
Custom design meeting tenant's exact requirements
Site selection supporting operations
Specialized systems and infrastructure
Tenant approval at key design milestones
Pre-leased before construction completion
Build-to-suit projects benefit both tenants (getting exactly what they need) and developers/owners (having committed tenants before construction). We coordinate closely with all parties, balancing tenant requirements with owner's development constraints and future flexibility.
Industrial Tenant Improvements
Many industrial tenants lease existing buildings requiring modifications:
Tenant Improvement Services:
Space planning and layout design
Office build-out and finishes
Dock door additions or modifications
Mezzanine additions for offices or storage
Utility upgrades (power, HVAC, lighting)
Specialized equipment accommodation
Code compliance and permitting
Tenant improvement work requires understanding both the existing building's constraints and the tenant's operational needs. We assess existing conditions, develop improvement plans, and coordinate with landlords to implement necessary modifications.
Speculative Industrial Buildings
Developers building industrial space without pre-committed tenants need flexible, marketable designs:
Speculative Industrial Design:
Standard building dimensions and clear heights
Efficient truck courts and dock door spacing
Divisible for multiple tenants
Core-and-shell vs. fully-finished options
Market-appropriate features and finishes
Cost-effective construction
Speculative industrial buildings must appeal to the broadest tenant base. We design buildings that are functional for most industrial uses while maintaining construction cost discipline. These buildings compete on functionality, location, and lease rates.
Specialized Industrial Facilities
Some industrial operations require unique facilities:
Cold Storage & Refrigerated Warehouses:
Insulated building envelopes and freezer construction
Refrigeration systems and cold storage design
Loading dock vestibules and temperature control
Floor heating to prevent freeze heave
Food-grade finishes and USDA/FDA compliance
Data Centers:
Redundant power and cooling systems
Security and access control
Raised floor systems
Precision environmental control
Future capacity and scalability
Automotive & Heavy Equipment Facilities:
High bay clearances for large equipment
Heavy-duty floors for vehicle loading
Service bay layouts and equipment lifts
Parts storage and inventory management
Customer areas and administrative offices
Aviation & Aerospace Facilities:
Hangar door systems and aircraft clearances
Apron and taxiway coordination
Specialized equipment and clean room requirements
Security and restricted area compliance
Our Industrial Design Process
Phase 1: Programming & Feasibility (2-3 weeks)
Industrial projects begin with understanding operational requirements and development feasibility:
Operational Programming:
Current and future space requirements
Workflow and process analysis
Equipment requirements and specifications
Utility needs (power, water, gas, compressed air, process utilities)
Staffing and parking requirements
Storage and inventory needs
Shipping and receiving volume
Site Evaluation:
Zoning compliance (industrial districts, permitted uses)
Site size accommodating building and truck circulation
Utility availability and capacity
Soil conditions and foundation requirements
Drainage and stormwater management
Access and truck routing
Environmental considerations
Feasibility Analysis:
Building program confirming site can accommodate requirements
Preliminary budget estimates
Construction timeline projections
Permitting requirements and timeline
Utility extension costs
This upfront analysis prevents investing in design for unbuildable or unfeasible projects.
Phase 2: Schematic Design (3-4 weeks)
Schematic design establishes the building's basic layout:
Site Planning:
Building placement optimizing truck circulation
Dock door orientation and truck court layout
Employee and visitor parking
Future expansion areas
Stormwater management and landscaping
Building Design:
Building footprint and dimensions
Clear heights and structural system
Dock door and drive-in door locations
Office area size and location
Restrooms, break rooms, and support spaces
Mezzanine areas (if applicable)
Structural System Selection:
Pre-engineered metal building (PEMB) vs. conventional steel
Column spacing and bay sizes
Roof system and drainage
Foundation system
Schematic design drawings show basic floor plans, elevations, and site layouts. Cost estimating at this stage provides budget validation.
Phase 3: Design Development (4-6 weeks)
Design development refines and coordinates all building systems:
Architectural Refinement:
Finalized floor plans with dimensions
Door and window schedules
Material selections (wall panels, roofing, doors, windows)
Office and support space layouts
Interior finishes
Structural Engineering:
Detailed structural framing plans
Foundation design
Roof structure and loading
Crane system engineering (if required)
MEP Engineering Coordination:
Electrical service size and distribution
Lighting design and controls
HVAC systems and zoning
Plumbing fixtures and drainage
Fire protection systems
Code Compliance:
Building code analysis (occupancy type, construction type)
Fire protection requirements
Accessibility compliance
Energy code compliance
Design development produces a coordinated package ready for detailed construction documentation.
Phase 4: Construction Documents (6-10 weeks)
Construction documents are the detailed plans for building the project:
Architectural plans (typically 15-30 sheets)
Structural engineering drawings
MEP engineering drawings
Civil engineering (site work, grading, utilities)
Specifications detailing materials and installation
Door, window, and finish schedules
Industrial construction documents emphasize clarity and coordination. Well-documented projects minimize contractor questions, reduce change orders, and ensure efficient construction.
Phase 5: Permitting (4-8 weeks)
Industrial permits require multiple agency approvals:
Building Permits:
City or county building department approval
Plan review for code compliance
Fire marshal review
Health department (for food processing or specialized uses)
Site Development Permits:
Site work and grading permits
Stormwater management approvals
Utility connection permits
Driveway and access permits
Environmental Permits (if applicable):
Wetlands and environmental resource permits
Air quality permits (for certain manufacturing)
Wastewater discharge permits
Jacksonville-area industrial permitting typically takes 4-8 weeks for straightforward projects. We coordinate all submittals and respond to review comments, keeping projects moving toward approval.
Phase 6: Construction Administration (duration varies)
During construction, we support the owner and contractor:
Pre-construction meetings reviewing constructability
Site observation visits documenting progress
Reviewing contractor RFIs and shop drawings
Verifying materials match specifications
Monitoring construction quality
Developing punch lists
Supporting Certificate of Occupancy approval
Industrial construction moves quickly—typical projects complete in 6-12 months depending on size and complexity. Our involvement ensures quality execution and protects owner interests.
Why Industrial Clients Choose ZINN
See why clients trust ZINN Architecture for their projects.
Cost-Effective Design
Industrial clients need maximum value, not architectural statements. We design efficiently:
Cost Optimization Strategies:
Simple, efficient building forms
Repetitive structural bays
Standard materials and systems
Pre-engineered metal buildings where appropriate
Minimizing unnecessary finishes
Value engineering throughout design
Industrial buildings should be cost-effective to build and inexpensive to operate. We don't over-design or add unnecessary complexity. Every design decision considers both initial cost and life-cycle costs.
Operational Efficiency Focus
Buildings support business operations—we design for efficiency:
Layouts minimizing material handling and travel distances
Adequate space for equipment maintenance and circulation
Proper environmental conditions for processes and employees
Utility infrastructure supporting operations
Future flexibility for changing needs
We think like operators, not just designers. How will forklifts circulate? Where do employees enter? How are materials received and shipped? These operational details drive design.
Speed to Completion
Time is money in industrial development. Delays cost carrying costs, lost revenue, and missed market opportunities. We move projects efficiently:
Streamlined design processes
Fast-track design and permitting where possible
Pre-engineered building systems accelerating construction
Responsive to contractor questions during construction
Coordination preventing delays
Our experience helps anticipate issues, prevent problems, and keep projects on schedule.
Northeast Florida Industrial Market Knowledge
We understand Jacksonville's industrial market and sites:
Key Industrial Locations:
Cecil Commerce Center: Former naval air station, large sites, aviation/aerospace focus
I-95 Corridor: Distribution and logistics, highway access
Deerwood/Southside: Flex space, light industrial, proximity to workforce
Westside Industrial: Traditional manufacturing and warehouse area
Oceanport/Blount Island: Port-related industrial, heavy industrial
Northside: Warehouse and distribution, affordable land
Site selection impacts operations, workforce access, and development costs. We advise on location considerations and design buildings optimized for specific sites.
Regulatory Compliance & Permitting
Industrial projects face extensive regulations:
Industrial zoning compliance
Building codes for factory-industrial occupancies
Fire protection and life safety requirements
Environmental regulations (air quality, stormwater, hazardous materials)
Accessibility requirements
Energy code compliance
We navigate these regulations routinely, understanding how they impact design and what's required for permit approval. Our relationships with local building officials help projects move smoothly through approvals.
Industrial Project Economics
Construction Costs
Northeast Florida industrial construction costs (2025):
Basic Warehouse/Distribution:
Pre-engineered metal building, shell: $60-$80 per SF
With office build-out and finishes: $80-$100 per SF
Standard Industrial/Manufacturing:
Pre-engineered or steel frame: $90-$130 per SF
Includes basic office, utilities, finishes
Heavy Manufacturing:
Heavy-duty floors, crane systems, specialized equipment: $130-$180+ per SF
Flex Space:
Multi-tenant buildings with mixed office/warehouse: $100-$140 per SF
Cold Storage/Specialized:
Refrigerated warehouses, clean rooms, specialized facilities: $180-$250+ per SF
These costs include site work, building, utilities, parking, and landscaping. Costs vary based on site conditions, building specifications, and market conditions.
Architectural & Engineering Fees
Industrial A&E fees typically range from 3-6% of construction costs:
Example Projects:
50,000 SF warehouse ($4M construction): $120K-$240K A&E fees
30,000 SF manufacturing facility ($3.5M construction): $105K-$210K A&E fees
100,000 SF distribution center ($8M construction): $240K-$480K A&E fees
Fees cover architecture, structural engineering, MEP engineering, civil engineering, and construction administration. Complex projects requiring specialized engineering or fast-track schedules may have higher fees.
Development Timelines
Small to Medium Industrial (20,000-50,000 SF):
Design: 3-5 months
Permitting: 2-3 months
Construction: 6-10 months
Total: 11-18 months
Large Industrial/Distribution (50,000-200,000 SF):
Design: 4-6 months
Permitting: 3-4 months
Construction: 10-16 months
Total: 17-26 months
Complex Manufacturing:
Design: 5-8 months
Permitting: 3-6 months
Construction: 12-20 months
Total: 20-34 months
Fast-track approaches can compress schedules by overlapping design, permitting, and construction phases.
Frequently Asked Questions
What's the difference between a pre-engineered metal building and conventional steel construction?
Pre-engineered metal buildings (PEMBs) use standardized components fabricated off-site and erected quickly. They're cost-effective for simple rectangular buildings with standard features. Conventional steel construction offers more flexibility for complex shapes, heavy loading, or specialized requirements. We evaluate which approach best serves your project's needs and budget.
How do you optimize warehouse clear height?
Clear height impacts storage capacity and operational efficiency. We evaluate the tradeoff between higher clear heights (more vertical storage) and increased building cost. Site conditions also matter—poor soils may require expensive foundations for taller buildings. We model different height scenarios showing storage capacity gains versus cost increases.
Can you design for future expansion?
Yes. We plan for future expansion by positioning the building on site to allow additions, designing structural systems that can extend, and providing utility infrastructure with excess capacity. Initial investment in expansion planning pays off when growth happens—you'll add to your facility rather than relocating.
How long does industrial construction take?
Construction duration depends on building size and complexity. Simple pre-engineered warehouses can complete in 6-8 months. Complex manufacturing facilities requiring specialized systems may take 12-20 months. We provide realistic timelines based on specific project parameters.
What energy efficiency features make sense for industrial buildings?
High-efficiency lighting (LED with occupancy sensors) offers quick payback. Insulated roof and wall panels reduce heating/cooling costs. Natural lighting through skylights or translucent panels reduces lighting energy. HVAC system efficiency matters, particularly in climate-controlled spaces. We evaluate energy measures based on cost vs. savings payback.
Do you help with site selection?
Yes. We can evaluate potential sites for suitability—assessing whether sites accommodate your building and operational needs, reviewing zoning compliance, identifying utility concerns, and estimating site development costs. Early-stage site due diligence prevents costly surprises.
How do you control construction costs?
We provide cost estimates at each design phase and continuously monitor budgets. Value engineering identifies cost-saving opportunities without compromising functionality. Construction document clarity reduces contractor contingencies and change orders. Early contractor involvement (design-build or construction manager approaches) can also improve cost control.
What building codes apply to industrial projects?
Industrial buildings typically fall under factory-industrial occupancy classifications in the Florida Building Code. Requirements cover fire protection, means of egress, structural design, accessibility, and energy efficiency. Specialized uses (food processing, hazardous materials, etc.) have additional requirements. We ensure designs comply with all applicable codes.
Can you work with design-build contractors?
Absolutely. We regularly participate in design-build projects, either as the architect partnering with a contractor or joining the owner's team to review design-build proposals. Design-build can accelerate schedules and improve cost control when structured properly.
Do you design outside Jacksonville?
Yes. While we have extensive Northeast Florida experience, we've completed industrial projects throughout Florida and beyond. Our industrial expertise translates across locations, though we coordinate with local civil engineers and consultants familiar with specific jurisdictions.
Ready to Discuss Your Industrial Project?
Whether you're planning a new manufacturing facility, need warehouse space, or require tenant improvements to existing industrial buildings, ZINN brings proven industrial architecture expertise and practical, cost-effective solutions.
Contact us today to discuss your project requirements. We'll evaluate your needs, review potential sites or existing facilities, and outline how we can help you achieve your industrial facility goals.
Tell Us About Your Project | Call: 904.352.1203
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Industrial Architecture: Efficiency & Precision
Northeast Florida's Industrial Architecture Specialists
At ZINN, we bring over 30 years of industrial architecture experience and more than 1 million square feet of completed industrial projects in Northeast Florida alone. We understand that industrial architecture succeeds when buildings operate efficiently, construction stays on budget and schedule, and facilities support your business operations for decades to come.
Industrial projects demand a different approach than residential or commercial work. There's less emphasis on aesthetics and more focus on functionality, efficiency, and cost-effectiveness. Your industrial building is a tool for your business—it needs to work hard, work reliably, and deliver value over its useful life.
Whether you're a manufacturer needing a new production facility, a logistics company requiring distribution space, a developer building speculative industrial buildings, or a business expanding your existing operations, ZINN delivers industrial architecture that performs.