Sunridge Industrial Park: What Does it Take for Industrial Park Development Success?

In the heart of Wilmer, Texas, amidst the bustling industrial corridors of North Texas, stands a distinguished addition to the landscape: Sunridge Industrial Park. Developed by Stonemont Financial and brought to life by LGE Design Build, this project represents a harmonious blend of modern design, environmental consciousness, and strategic functionality. As the dust settles and the project shines in its completion, the Sunridge Industrial Park stands as a testament to collaboration, innovation, and unwavering commitment to excellence.

What are the key factors contributing to industrial park development success?

The success of the Sunridge Industrial Park project can be attributed to several key factors, according to the project team at LGE Design Build. Clear client understanding of project objectives set the stage for success, with quick decision-making and a reasonable schedule timeline ensuring smooth progress. The synergy between the project team, both in the field and office, played a pivotal role in managing challenges and maximizing efficiency throughout the process.

Collaboration and communication were at the forefront of the project’s success. Weekly client and consultant meetings kept all stakeholders aligned, while proactive strategies, such as architecture taking the lead on civil coordination, ensured timely resolution of obstacles. This integrated approach, inherent in LGE’s design-build process, facilitated seamless collaboration from the industrial park development’s inception to its completion.

How does a design build team overcome any unexpected challenges?

Challenges arose during the design and construction phases, but the team’s resilience and proactive management proved instrumental in overcoming them. Civil engineering issues, including delays, were managed with meticulous attention, highlighting the team’s commitment to delivering results despite unforeseen obstacles.

“As capital became hard to acquire, we engaged with our team at LGE, our client, Stonemont and our trusted trade partners, and were able to identify a large enough savings to keep this project alive and ultimately completed within the contractual schedule. Texas is a relationship-based market and without our trade partners, this project would’ve been shelved.”

– Brandon Camp, Director of Business Development

Innovation and cutting-edge technologies further enhanced the design build project’s success, with BIM modeling facilitating coordination and streamlining construction processes. The integrated approach of handling both architecture and construction under one roof optimized efficiency and minimized potential pitfalls, ensuring a smooth transition from design to construction.

Stakeholder engagement and client collaboration were paramount throughout the project’s lifecycle. The client’s clear understanding of goals and objectives, coupled with active involvement, fostered a collaborative environment that propelled the project forward. Lessons learned from Sunridge Industrial Park will inform future projects, ensuring continued efficiency and excellence in execution.

The prioritization of safety on construction sites was a cornerstone of the project, with stringent measures in place to ensure a safe working environment for all involved. From project timeline management to budget oversight, strategic strategies were employed to deliver the project on time and within budget, meeting and exceeding client expectations.

In terms of material selection and construction methods, a careful balance between aesthetics and functionality was achieved. Tilt concrete, glazing, and steel canopies were utilized to create a modern yet understated design, reflecting the client’s vision while prioritizing functionality and efficiency.

As Sunridge Industrial Park stands as a beacon of success in Wilmer, Texas, it is not only a testament to exemplary design and construction but also to the power of collaboration, innovation, and unwavering commitment to excellence. With each lesson learned and experience gained, the team at LGE Design Build looks forward to continuing their legacy of delivering exceptional projects that redefine industry standards and exceed client expectations.

Breaking Ground at Thunderbird Commerce Park

Ground was broken at Thunderbird Commerce Park! Situated within the coveted Scottsdale Airpark, this project stands as a significant milestone for the city, Creation and LGE Design Build, responsible for both architecture and construction. Upon completion, Thunderbird Commerce Park will be a 243,000 square feet Class A industrial logistics facility. It will be built with 32-foot clear heights, 130-foot truck court depth, 3,000A of power, four EV dual charging pedestals, 51 truck doors and 322 car parking spaces. 

According to Grant Kingdon, principal of Creation’s Mountain West region, the Scottsdale area’s industrial market is supply-constrained, which leads to the highest rental rates and tightest vacancy levels in metro Phoenix. Kingdon also said in prepared remarks that Thunderbird Commerce Park would attract a variety of tenants in the pharmaceutical, aerospace, electric vehicle and semiconductor sectors, along with traditional distribution and showroom users.

Scottsdale Mayor David Ortega

The groundbreaking ceremony was graced by Scottsdale Mayor David Ortega and distinguished members of the city’s council. In a heartfelt gesture, our affiliated nonprofit, the David R. Sellers Foundation, generously donated $20,000 to support the Arizona Cancer Foundation for Children. The foundation focuses on providing support, resources, and assistance to children and families affected by pediatric cancer. They also offer financial aid, emotional support, educational resources, and funding for research related to pediatric cancer.

The DRS Foundation presenting a check to the Arizona Cancer Foundation for Children.

Stay tuned for updates on the ongoing construction progress of this project in Scottsdale, Arizona, as we eagerly anticipate and share the exciting developments taking place.

Meet LGE’s Studio Director of Architecture, Andy Neilands.

Background and Vision:

Can you share a bit about your background and experience in the architecture industry, and how your past roles have prepared you for this new position?

During the first 5 years of my career, I worked for a sole proprietor and built the foundation for my career, and after my first job, I worked for a company that provided me the opportunity to work on large scale projects. For most of my time in the industry, I have worked on mixed use lifestyle centers, retail, office, and restaurant work. In my past roles, I have had the privilege of working under architects that have provided incredible guidance and tutelage. I believe this has shaped who I am as an architect and mentor, and feel that it will allow me to provide the same resources to others.

What is your vision for the Architect Division at LGE Design Build, and how do you plan to contribute to its growth and success?  

I am fortunate enough to come into the company on the upswing of the architectural division. To contribute to the growth and success of the division, it’s important to retain the talented staff we have and then develop that talent. This can be accomplished through culture and mentorship.

Leadership Style:

How would you describe your leadership style, and how do you plan to foster collaboration and innovation within the Architect Division? 

I feel that my leadership styles consist of “Delegative and Coaching”, allowing those around me to flourish through talent and hard work. The leaders within the studio and myself will provide instruction and oversight for those still learning, allowing them to grow and succeed.

In leading a team, what values or principles do you prioritize to create a positive and productive work environment? 

I believe that providing respect and transparency in the studio creates a camaraderie among the staff. I also think that if you allow the staff to be part of the decisions within the company, they will take ownership and thrive.

Key Focus Areas:

What specific areas within the architecture field do you believe are crucial for the success of a design and build firm like LGE Design Build?

Collaboration in my opinion is one of the most important qualities we can possess for success in a design / build firm. Being able to work with our partners in the build division will help to have successful projects.

Are there any particular types of projects or design approaches that you are especially passionate about or eager to explore with the team?

I would like to help market and integrate more mixed-use projects within the company. From a design, production, and construction standpoint, these would provide a unique experience for the build and design departments.

Client Engagement:

How do you envision strengthening client relationships and ensuring that our architectural solutions align with the needs and expectations of our clients?

Providing on time, within budget and quality design projects will strengthen the relationship of a client and keep them coming back. Listening to the needs and wishes of the owner, and providing those expectations usually will align with their vision and ultimately provide a successful project and a happy client.

Where do you foresee client collaboration playing a pivotal role in the success of a project? 

Initial concept meetings, budget discussions and then follow up design presentations will play a pivotal role in the success of the project. These concept and budget meetings will allow us to listen to the wants of the client and then we can see these come to life through the presentation process.

What role do you see emerging technologies playing in the future of architectural design, and how do you plan to position the division to embrace these changes? 

Artificial Intelligence is the future and I think we’ll see a simulated 3D environment take shape as part of the design process. Currently, we have three-dimensional modeling and rendering software contributing to the success of this process. In the coming years, I believe we’ll see virtual reality goggles and walkthroughs prevalent in our presentations.

Thunderbird Commerce Park: Industrial Placemaking with Creation

In a strategic collaboration, LGE Design Build has been entrusted by Creation to lead the architectural and construction endeavors of Thunderbird Commerce Park. This ambitious project is poised to shape the landscape of the highly coveted Scottsdale Airpark submarket, offering a premier space for Class-A logistics/manufacturing facilities.

Strategic Vision in a Prime Location

Set in the heart of the Scottsdale Airpark submarket, Thunderbird Commerce Park is more than another construction project.

Grant Kingdon, Principal of Mountain West Region for Creation, highlights the strategic importance of Thunderbird Commerce Park in addressing the growing demand for industrial spaces in the Phoenix-metro market. “This supply-constrained submarket consistently features the highest rental rates and tightest vacancy levels,” he notes, emphasizing the pivotal role of the park in meeting the region’s industrial space needs.

Tailored for Diverse Industries

From pharmaceutical and aerospace companies to players in the electric vehicle and semiconductor sectors, the facility is designed to accommodate the unique needs of diverse industries. This flexibility is a testament to the thoughtful approach taken by LGE Design Build and Creation to create a space that fosters innovation and collaboration.

Creation Addressing Critical Supply Gaps

The northeast Valley, where Thunderbird Commerce Park is situated, faces unique challenges in terms of industrial inventory. With the smallest industrial inventory and the fewest square feet under construction among all submarkets in the Phoenix metro, the demand for quality industrial spaces is more significant than ever. Thunderbird Commerce Park aims to bridge this gap, contributing to the growth and development of the region.

Construction Timeline and Future Prospects

With construction already started, Thunderbird Commerce Park is on a fast track to becoming a landmark in the Scottsdale Airpark submarket. LGE Design Build has a track record of over 1,200 completed projects on time and on budget.

Stay tuned for more updates on Thunderbird Commerce Park.

Meet Brandon Camp, Director of Business Development, Texas.

Can you tell us about your background in the construction industry and how it has prepared you for your role as Director of Business Development at LGE Design Build?

I remember running through the crane yard at my grandfather’s steel erection company at the age of 6, he and my father both worked in commercial construction. Although my family was in commercial construction, I started in residential. Later, I switched to commercial construction working for a utility concrete subcontractor. Working with LGE on a project, I was impressed by Grant Blunt’s leadership and their efficient approach. For over 2.5 years, I delved into project management, gaining a deep understanding of LGE’s processes and capabilities.

I learned that successfully managing a project entails overseeing all phases, from budget and design to construction and completion, while also managing the relationship.

As a resource during the due diligence phase, how do you contribute to the success of projects and help clients gain value in the construction industry?

Managing projects during COVID opened me up to a new assortment of challenges in construction. Allocations, escalations, long-lead times, and manpower shortages created struggles that aligned our team with the right partners, while simultaneously sharpening our skills on the design-build front. Whether it’s an upfront budget to bring in utilities, working through site plan options to optimize parking, or recommending the appropriate Geotechnical firm, I can help our clients well before a project is in the design phase.

Building strong industry relationships is crucial in the construction business. Could you share some insights on how these relationships benefit both LGE Design Build and its clients?

Regardless of your position or industry, relationships are always crucial to success. In my new role, I made it my top priority to build relationships with vendors and trade partners, because I felt strongly about their value in our industry. Because of these strong relationships, our clients will see better budgets, tighter schedules, and overall healthier projects from start to finish

You’ve been with LGE for nearly 3 years. What have been the most significant developments or achievements?

To me, it’s all about our team’s success. It is truly significant to walk into our new office in Dallas’s Design District and see the same core group of teammates that I began this journey with. I’ve been involved in over 20 buildings since I’ve started, but our new HQ in Dallas holds the torch, because it showcases our capabilities outside of our Industrial successes. However, we put so much into every LGE project, it’s very rewarding to see them come to life for our clients as well. 

LGE Design Build’s Dallas office.

The Texas office has been growing and evolving. Can you describe how the Texas office of LGE Design Build has taken shape and what types of projects it has been involved in?

Walking into a small space in Dallas with only a handful on our team, to now over 20 in our Dallas office is amazing. We’ve designed and built around 15 warehouses, 10 or more tenant improvements (TIs), 5 hospitality projects and office spaces as well. Our pipeline is full of similar projects in various stages of design, with a few ranging into other markets such as retail, mixed-use and build-to-suit (BTS). 

Can you highlight some of the unique challenges and opportunities you’ve encountered in the greater Dallas metro area with regard to new projects?

Construction, in general, has been impacted by challenging capital markets. From the start, we dedicated ourselves to collaborating with the best trade partners and forging essential relationships necessary for success. We have been successful in creating a strong foundation, and we are seeing the benefits of that now. As the capital markets continue to be difficult, we are leveraging our relationships to expand our pipeline and include a multitude of new ventures. 

Northmark Commerce Center
Northmark Commerce Center

In your opinion, what sets LGE Design Build apart from other design-build contractors in the region, and how does this benefit clients?

When I started, I jokingly referred to LGE as a “well-funded startup” when speaking to new and existing staff. Part of the reason behind that is, with LGE Design Build’s experience of nearly 30 years in the Arizona market, we aren’t “new” in any sense of the word. Our team was built on that success, and we’re using that experience to shape the Texas team. Much like the World Series Champions the Texas Rangers, we added the right pieces, spent the time and energy to align them departmentally, to deliver the best in market design and construction to our clients. Our design team sets the bar extremity high, and we consistently deliver some of the best-looking projects in every product type with the highest quality construction. 

How do you see the future of the construction industry in the greater Dallas metro area, and what role do you think LGE Design Build will play in shaping it?

Despite the challenges of 2020-2021, we experienced more work than anticipated, and that seems to be cooling off. We are seeing growth coming in from out-of-state, driving the need for ground up industrial, which is providing a strong backlog as we continue to diversify our project portfolio. I think our Texas HQ is a prime example of office trends which will require owners to make some changes to accommodate their future tenants needs. With our strong background in industrial and mixed-use developments, I feel LGE is positioned to shine in the DFW market.

What advice would you give to aspiring professionals looking to build a career in the construction and development industry, based on your experiences and journey at LGE Design Build?

Building strong relationships is crucial. Instead of sending angry emails when issues arise, pick up the phone and seek resolution. We’re all human, and solutions can be found just as easy as mistakes can be made. You’ll work closely with these partners for an extended period, and you’ll cross paths more frequently than you might anticipate.

Outside of your professional life, what’s a hobby or interest you’re passionate about? 

Right now, life revolves around my children. Both have active school, sports, and social lives, and I love being involved in all of it with them. Outside of the kiddos, I enjoy date nights with my wife of 10 years, which are centered around our shared love of food. 

How do you find balance between your work and personal life?

It’s a balancing act for sure. If you’ve spoken with me more than a handful of times, you’ve likely heard my kids in the background. I admittedly don’t “turn off” my work life, but my family is supportive, and they love what I build and what LGE represents. Our company has a culture that encourages family involvement and it makes it a lot easier to find that balance. 

Airpark Logistics Center

From navigating entitlements to the intricate phases of design and construction, It takes a lot of dedication and hard work to build a project like Airpark Logistics Center. The project represented in this video is a testament to the commitment of our team, emphasizing our dedication to modern design, quality craftsmanship, staying on budget, and delivering on time.

Defining Project Types in Construction

In the world of architecture and construction, projects come in various shapes and sizes. Each project type carries its unique characteristics and challenges, making it crucial for clients and investors to understand their options. At LGE Design Build, our mission is to guide you through the intricacies of project types, helping you find the perfect fit for your vision. From “Build to Suit” to “Adaptive Reuse,” we’ve got it all covered!

Build to Suit (BTS): Tailoring Spaces to Perfection
Have a specific vision for your space? Build to Suit is the way to go. In this scenario, an end user purchases the land and provides the funding. The design and construction process is entirely centered around your unique requirements, resulting in a space that perfectly suits your needs.

Build to Suit for Lease: Customization without Capital Worries
Don’t want to purchase land or finance the project? With Build to Suit for Lease, we partner with developers to buy the land and provide the capital. You still get a fully customized building, tailored to your business needs, without the financial burden of ownership.

Speculative Build: Finding the Perfect Tenant or Buyer
Speculative builds are exciting ventures for developers. These buildings are constructed without a specific end user in mind and are designed to create the most flexibility as possible for a wide variety of users. The goal is to build the space and then either find a buyer or secure tenants for leasing. LGE provides the architecture services, quality construction and the speed to market speculative builds require.

Shell Construction: The Blank Canvas
Shell construction lays the foundation for customization. It typically involves site work, concrete slabs, exterior walls, finishes, and roof structures. The interior, referred to as a “grey” shell, usually features basic elements such as minimum lighting, plumbing stubs, and mechanical unit curbs. The extent of the “shell” may vary depending on the project and its goals.

Tenant Improvement (TI): Bringing Spaces to Life
Tenant Improvement is the art of transforming a shell, whether it’s a new or existing building. This phase focuses on the interior, incorporating elements like lighting, plumbing fixtures, walls, drywall, flooring, millwork, and doors & hardware. It’s the stage where your vision truly comes to life.

Adaptive Reuse: A Sustainable Transformation
Adaptive reuse is all about giving old buildings a new lease on life. It goes beyond interior tenant improvements, involving an exterior overhaul. This could mean re-skinning the building, adding new doors and windows, and completely transforming its appearance while also enhancing the interior. It’s a sustainable and creative approach to repurposing existing structures.

Collaborating with Your Vision

LGE has an in-house architecture team, but we’re ready to work seamlessly with your chosen architect. As a design-build firm, partnering with another architect doesn’t change our process. Whether you have a specific architect in mind or want to leverage our expertise, we’re here to bring your vision to life.

So, whether you’re a business owner seeking the perfect space, an investor hunting for opportunities, or a visionary looking to transform an aging building, LGE Design Build is your partner in turning dreams into reality.

Innovations in Design-Build: A Conversation with LGE Design Build’s Texas Team

In a recent interview, LGE Design Build’s Texas team discussed their effective communication strategies in design-build projects. They highlighted the use of technology and shared examples of successful client collaborations. The team also expressed excitement about emerging technologies like 3D scanning and Matterport walkthroughs, which are shaping the future of design and construction in Dallas.

Communication is crucial in design-build projects. How do you ensure clear and effective communication with clients, construction teams, and other stakeholders throughout the project’s lifecycle?

Shelbie: Communication is the backbone of a successful design-build project. To keep everyone on the same page, we make sure to have weekly Owner-Architect-Contractor (OAC) meetings. These meetings involve not only our core team but also our trade partners. It’s a great way to discuss progress, address any concerns, and ensure everyone is aligned.

Caleb: In addition to those OAC meetings, I personally establish monthly senior management calls with the owner’s representation. This allows us to touch base at a higher level and make sure we’re meeting their expectations and goals for the project.

Kyle: In addition to our construction-focused meetings, we’ve implemented weekly design meetings with our consultants. This approach, adopted as our Texas office expanded, has proven invaluable. It enhances our product quality, fosters trust, and ensures a smooth handover to the construction team, ultimately leading to superior results.

Brandon: And when it comes to our subcontractor partners, we send them accurate schedule updates every week. This helps them plan their work accordingly and prevents any surprises down the line.

Shelbie: We also have monthly site meetings with our crew. We gather the Design, Estimating, and build team together in person on the site. This face-to-face interaction is invaluable for going over all aspects of the project, addressing any design or construction challenges, and ensuring everyone is on the same page.

Brandon: These strategies help us maintain clear and effective communication with our clients, construction teams, and other stakeholders throughout the entire lifecycle of the project.

Technology plays a significant role in modern architecture. Could you share insights into the digital tools and technologies you and your team utilize for design, visualization, and project management?

Caleb: In the design stage, we rely heavily on software like Revit and SketchUp. These tools are fantastic for creating 3D logistical plans and breaking down complex or tight spaces. They allow us to visualize potential issues early on, which is crucial for efficient planning and problem-solving.

Brandon: Procore is an essential tool for us once we’re in the construction phase. It centralizes a lot of our project management activities, like managing commitments, handling drawings, RFIs (Requests for Information), submittals, and even monthly invoicing. It streamlines our workflow and keeps everything organized.

Kyle: We utilize REVIT for BIM modeling, along with Bluebeam, Lumion, and recently Rhino on the design side. These tools allow us to create stunning renderings and enhance collaboration among disciplines in our contract documents. And as Brandon mentioned, on the construction administration side, PROCORE is indispensable, even though it sometimes surprises us with frequent updates!

Client satisfaction is paramount. Can you provide an example of a project where you worked closely with a client to understand their vision and needs, and how you translated that into a successful design?

Kyle: Fort West was an eye-opener for me. I joined the team after the initial pricing phase and, coming from a background in educational and healthcare projects, it was my first foray into the industrial side. Working closely with the client during early entitlement processes and as we refined the building plans, I learned that our industrial projects are quite prescriptive. It’s not just about going big; there are specific parameters we must meet to ensure we deliver a good-looking building that meets the client’s ROI and leasing requirements.

Brandon: Backyard Fort Worth jumps out to me. The existing structure had been modified multiple times before we began, and creating a new space that had the desired kitchen/restroom layout was a challenge.

Caleb: So, what we did was work closely with the client to assess their requirements and the limitations of the existing space. We knew that we needed more square footage to achieve their vision.

Brandon: To make it happen, we came up with the idea of connecting two of the existing structures. This not only provided the necessary additional square footage but also allowed us to create a seamless and functional layout for the kitchen and restroom.

Kyle: Indeed, it’s inspiring to see how innovative problem-solving and client-focused approaches, like the ones we used on Fort West, are making a difference in our projects.

Shelbie: In the end, both projects were a success because we not only met the client’s needs but exceeded their expectations. It’s a prime example of how close collaboration, innovative solutions, and effective communication can lead to a design that truly satisfies the client’s vision and requirements.

As technology continues to advance, what emerging architectural or construction tools or techniques are you most excited about, and how do you see them influencing the future of design and construction in the Dallas area?

Brandon: One thing that excites me is the use of 3D scanning to create digital as-builts. This not only improves accuracy but also provides a more manageable solution for clients and end-users. As buildings transition to 2nd and 3rd generation users, this technology will benefit architects, tenants, general contractors, and ownership immensely.

Caleb: Absolutely, Matterport 3D walkthroughs are a game-changer. They allow users to virtually explore the building and access data sheets for various items, which is a significant improvement for operations and maintenance.

Additionally, 4D scheduling using REVIT models and Oracle P6 to create timelapse videos based on project schedules is another exciting development. This not only helps clients visualize how the project will be built and billed but also provides a visual quality control for the construction sequence.

Brandon: And let’s not forget about robot layout technology. Being able to efficiently “print” wall layouts and finish types/schedules using total station systems is a tremendous time-saver and reduces confusion for subcontractors. It’s clear that these emerging tools and techniques are revolutionizing the design and construction process, making it more efficient, transparent, and user-friendly for all stakeholders in the Dallas area.

Kyle: As mentioned earlier, our design team has embraced RHINO. While I’m not using it daily, I can attest that it’s streamlining our process, taking us from early design to construction documents more efficiently. Once we’re in the construction phase, it’s all about REVIT. However, our greatest asset remains the expertise of our team. In architecture, continual learning is crucial, and I have full confidence in our team’s capabilities. I’d proudly match them against any other in the market.

Shelbie: By incorporating these technologies into our projects with our team, we aim to deliver the highest quality results while ensuring that our clients have a clear understanding of the design and construction process every step of the way. It’s all part of our commitment to providing top-notch service and cutting-edge solutions here at LGE Design Build.

LGE Design Build Earns a Spot on Inc. 5000 List for Fastest-Growing Private Companies

Inc. Magazine recently released its prestigious list of America’s fastest-growing private companies, and we are thrilled to announce that LGE Design Build has made its debut appearance on this exclusive list. We’re excited to share this accomplishment with our valued clients and partners who have been instrumental in our remarkable growth journey.

LGE Design Build’s impressive three-year growth rate of 186% has earned us a place at number 2,850 on Inc.’s list. This recognition is a testament to our unwavering commitment to delivering excellence in design and construction services to our clients. It also highlights the dedication of our exceptional team members who have played a pivotal role in our success.

LGE Design Build Dallas, Texas and Phoenix, Arizona locations.

Founded nearly 30 years ago, LGE Design Build has established itself as a leader in the design-build commercial construction market. Over the past five years, we have experienced significant growth, with a revenue increase of more than 290%. We take pride in being the only large-scale design-build firm in Arizona and one of the few in Texas.

Looking ahead, we have ambitious plans for continued expansion. LGE Design Build is poised to enter southern U.S. markets and diversify our portfolio by venturing into the multifamily sector. This expansion will complement our existing offerings, which span industrial, office, retail/restaurant, mixed-use, educational, adaptive reuse, and medical projects.

At the helm of LGE Design Build and its remarkable growth is our CEO, David Sellers, who has also achieved the rare distinction of guiding our company to secure a spot on the Inc. 5000 list.

“I am incredibly proud of our team members and our unwavering commitment to excellence, innovation, and making a positive impact in every facet of our business. Our philosophy has always been to think outside the box and set high standards for quality.”

– David Sellers, CEO, LGE Design Build
David Sellers DRS founder
David Sellers, CEO, LGE Design Build.

We would like to express our gratitude to our clients, partners, and team members for their continued support and dedication. Being recognized on the Inc. 5000 list is a significant milestone for us, and we look forward to even greater achievements in the future as we continue to innovate, grow, and provide exceptional design-build solutions to our clients.

Thank you for being part of our journey at LGE Design Build. We invite you to stay tuned for more exciting developments as we expand our horizons and raise the bar for excellence in the construction industry.

Tenant Improvement Project Basics: Enhancing Spaces for Business Success

A tenant improvement construction project, commonly referred to as “TI” or “leasehold improvement,” involves making modifications or upgrades to a commercial or retail space to better suit the specific needs and preferences of a tenant. This type of project occurs when a tenant leases a space within a larger building or complex and wants to customize it to align with their business requirements, brand identity, and operational functionality.

Tenant improvement projects can range in scope and complexity, but they typically involve various construction and design activities. In this article we walk you through an LGE Design Build restaurant TI from start to finish and highlight areas common in all tenant improvement projects.

  • Space Planning: The tenant works with architects or designers to plan the layout and flow of the space, considering factors like workspaces, customer areas, storage, and accessibility.
  • Interior Design: This involves selecting materials, finishes, colors, and other design elements that reflect the tenant’s branding and create a visually appealing environment.
  • Demolition and Build-Out: Depending on the extent of the improvements, some areas may need to be demolished, walls may need to be built or moved, and new partitions may be added to create the desired layout.
  • Electrical and Lighting: Wiring, lighting fixtures, and electrical outlets are installed or updated to meet the tenant’s technological and lighting needs.
  • Plumbing and HVAC: If necessary, plumbing systems, sinks, restrooms, and heating, ventilation, and air conditioning (HVAC) systems are installed or upgraded.
  • Flooring: New flooring materials such as carpet, hardwood, tile, or specialized flooring are installed to enhance aesthetics and functionality.
  • Cabinetry and Fixtures: Custom cabinetry, shelves, counters, and other fixtures are installed to optimize storage and display areas.
  • Security and Access Control: Security systems, access control measures, and surveillance equipment may be added to ensure safety and compliance with regulations.
  • Brand Integration: The tenant’s branding elements, such as logos, signage, and color schemes, are incorporated into the design to create a cohesive and recognizable atmosphere.
  • Furniture Installation: Furniture is selected and placed to accommodate employees, customers, and other occupants according to the space plan.

Throughout the project, various stakeholders collaborate, including the tenant, landlord, architects, contractors, interior designers, and possibly consultants specialized in areas like code compliance, accessibility, and sustainability.

Tenant improvement projects can vary in duration and cost based on the size of the space, the complexity of the modifications, and the specific needs of the tenant. The goal is to create a functional and appealing workspace that aligns with the tenant’s business operations while adhering to building codes and lease agreements.

10 Frequently Asked Tenant Improvement Questions

  1. What is a tenant improvement (TI) construction project, and why is it important for commercial tenants?
    A tenant improvement (TI) construction project involves modifying or upgrading a commercial or retail space to align with a tenant’s specific needs, branding, and operational requirements. It’s crucial for commercial tenants as it allows them to customize their leased space to enhance functionality, aesthetics, and brand identity, ultimately improving their business operations and customer experience.
  2. What are the typical steps involved in a tenant improvement project, and who are the key stakeholders?
    Typical steps include space planning, interior design, demolition and build-out, electrical and lighting installation, plumbing and HVAC updates, flooring installation, cabinetry and fixtures installation, security integration, brand incorporation, and furniture installation. Key stakeholders may include the tenant, landlord, architects, contractors, interior designers, and consultants specializing in areas like code compliance and sustainability.
  3. How do tenants initiate and manage a tenant improvement project with a design-build approach?
    Tenants can initiate a tenant improvement project by discussing their requirements with the landlord and obtaining necessary approvals. With a design-build approach, tenants work closely with a single entity, such as LGE Design Build, which manages the entire project from design to construction, streamlining communication and ensuring seamless coordination.
  4. What are some common challenges faced during tenant improvement projects, and how can they be mitigated?
    Common challenges may include budget constraints, timeline delays, design changes, and coordination issues among stakeholders. These challenges can be mitigated through thorough planning, clear communication, regular progress monitoring, and proactive problem-solving.
  5. How do tenant improvement projects impact lease agreements, and what should tenants consider before embarking on such projects?
    Tenant improvement projects may impact lease agreements in terms of costs, responsibilities, and lease terms. Before embarking on such projects, tenants should carefully review lease agreements, negotiate terms related to improvements, and consider factors such as budget, timeframe, and landlord approval processes.
  6. What are some trends in tenant improvement design and construction, and how can tenants stay updated with industry developments?
    Trends may include sustainable design, flexible workspaces, technology integration, and wellness features. Tenants can stay updated with industry developments by attending industry events, networking with professionals, and seeking guidance from design-build firms like LGE Design Build.
  7. What factors influence the duration and cost of a tenant improvement project, and how can tenants optimize these aspects?
    Factors influencing duration and cost include project scope, complexity, materials, labor costs, and unforeseen challenges. Tenants can optimize these aspects by defining clear project objectives, setting realistic budgets and timelines, and collaborating closely with experienced professionals.
  8. What are some best practices for maximizing the functionality and aesthetics of a commercial space through tenant improvements?
    Best practices include conducting thorough needs assessments, prioritizing functionality, selecting durable and visually appealing materials, maximizing natural light, optimizing space utilization, and incorporating branding elements cohesively.
  9. How do tenants ensure compliance with building codes, regulations, and lease agreements during a tenant improvement project?
    Tenants ensure compliance by working with knowledgeable professionals who understand local building codes, regulations, and lease terms. Regular inspections, permits, and documentation also help ensure adherence to legal and contractual requirements.
  10. What are the benefits of partnering with a design-build firm for tenant improvement projects, and how do tenants choose the right contractor?
    Benefits of partnering with a design-build firm include streamlined project management, cost and time efficiencies, single-point accountability, and enhanced communication. Tenants can choose the right contractor by researching firms’ experience, expertise, reputation, and portfolio, and by conducting thorough interviews and assessments.

Owner’s Preferred Path: Design-Build’s Tenant Improvement Edge

Owners prefer the design-build approach for tenant improvement projects due to several advantages that directly contribute to a faster, efficient and successful project execution. Both landlords and tenants benefit from faster TI project completion. Landlords can start generating income and attract tenants more effectively, while tenants can resume operations quickly, reduce disruption and costs, and take advantage of market opportunities.

Design Build Opens Dialogue Between Team Stakeholders

Design-build fosters open communication and collaboration among all project stakeholders, including the owner, architects, designers, contractors, and subcontractors. This early and continuous dialogue ensures that everyone’s input is considered, leading to a comprehensive understanding of the project’s goals and requirements. This shared understanding helps avoid misunderstandings and ensures that the final design aligns with the owner’s vision and objectives.

Design Build Shortens Timelines:

Shorter timelines mean that the tenant can move into their customized space sooner, minimizing disruptions to their business operations. In the design-build model, the design and construction phases overlap, allowing construction work to commence before the design is fully completed. This parallel process accelerates project timelines significantly compared to the traditional design-bid-build approach, where construction can only begin after the design phase is finished.

Design-build is significantly faster than traditional tenant improvement construction methods.

Design Build Controls Costs:

Design-build offers better cost control because the project team collaborates from the early stages to develop a design that aligns with the owner’s budget. This integrated approach enables quick decision-making on cost-related matters and the implementation of value engineering, which identifies cost-effective alternatives without compromising the project’s quality or functionality. With a clearer understanding of costs, surprises and budget overruns are minimized.

Design Build Offers One Point of Contact:

Having a single point of contact, usually the design-build firm, streamlines communication and simplifies the owner’s interactions with the project team. Instead of dealing with multiple parties separately (such as architects, designers, contractors, etc.), the owner communicates with a centralized entity that coordinates all aspects of the project. This minimizes confusion, reduces administrative burden, and ensures that changes or decisions are efficiently communicated and implemented.

BAMKO tenant improvement
BAMKO showroom tenant improvement.

Overall, the design-build approach enhances the tenant improvement project experience by promoting collaboration, optimizing project schedules, managing costs effectively, and simplifying communication. This results in a tailored workspace that meets the tenant’s needs while adhering to budget and timeline constraints.

How Design-Build Unites Architects and Contractors

In the world of construction and architecture, successful projects are often the result of seamless collaboration between architects and contractors. The traditional design-bid-build approach, where architects create the plans and then invite contractors to bid on the project, has its limitations. Fortunately, the Design-Build model offers a more integrated and collaborative approach, bringing together architects and contractors from the early stages of a project to work hand-in-hand. As a design-build contractor in Phoenix, Arizona, we at LGE Design Build believe that this collaborative method not only fosters a more efficient problem-solving process but also unlocks the potential for innovative and groundbreaking solutions.

What is Design-Build?

At its core, Design-Build is a project delivery method that combines the design and construction phases under one roof. Instead of hiring separate entities for architecture and construction, the client partners with a single design-build team that consists of architects, engineers, and contractors, all working in tandem from start to finish.

Early Collaboration for Efficient Problem-Solving

One of the primary advantages of Design-Build is the early involvement of contractors during the design phase. This allows for real-time cost evaluations and constructability assessments, enabling potential issues to be identified and resolved proactively. By working together from the outset, architects and contractors gain a deeper understanding of each other’s requirements, resulting in more accurate design plans that align with the project’s budget and timeline.

Design-Build Perspectives:
Opens dialogue between team stakeholders
Shorten timelines
Control costs
One point of contact
Communicate design effectively
Set design expectations
Control costs
Work more efficiently 
Control costs
Maintain quality
Collaboration with architectural team
Definitive construction documents

Unlocking Innovation through Collaboration

Design-Build’s collaborative environment encourages open communication among all team members. Architects and contractors share ideas, insights, and expertise freely, leading to innovative solutions that might not have surfaced in a traditional design-bid-build model. The interdisciplinary approach fosters a sense of ownership among all stakeholders, promoting a collective drive for project success. Ultimately, this spirit of collaboration creates an atmosphere where everyone is committed to achieving the best possible outcome.

Streamlined Decision-Making for Efficient Execution

The streamlined decision-making process is another significant advantage of the Design-Build approach. In a traditional model, architects and contractors might work independently and occasionally find themselves at odds when faced with complex design or construction challenges. Conversely, Design-Build teams work as a cohesive unit, able to make rapid decisions and adapt to unexpected circumstances efficiently. This nimbleness ensures that projects progress smoothly, even in the face of unforeseen obstacles.

Accelerating Timelines with Collaborative Efforts

Time is a valuable resource in any construction project, and Design-Build’s collaborative model can significantly expedite timelines. With continuous communication and collaboration, potential delays can be quickly addressed and resolved. Additionally, the overlap between the design and construction phases allows for fast-tracked schedules, enabling earlier project completion and quicker occupancy for the client.

Continuous Improvement and Future Success

Notably, the benefits of collaboration extend beyond the project’s duration. The lessons learned during each Design-Build project contribute to an ongoing improvement in processes and innovation. Over time, the team develops a strong working relationship, refining their collaborative efforts and building on past successes.


The Design-Build model unites architects and contractors in a collaborative endeavor that promotes efficiency, innovation, and successful project outcomes. By fostering open communication, encouraging early involvement, and streamlining decision-making, this approach unleashes the true potential of a project. As a design-build contractor in Phoenix, Arizona, we are proud to embrace the power of collaboration and continue delivering exceptional projects that stand as a testament to the transformative possibilities of the Design-Build approach.