Frequently asked questions

Usually the local government approves the site plan first, looking at parking, landscaping, signs and stormwater. The building department then permits the shell against the Florida Building Code from the engineer's sealed drawings, and the fire marshal reviews the plans under the Florida Fire Prevention Code. Each tenant's later build-out typically needs its own permit too. Because shoppers use the building, ADA accessibility applies to entrances, restrooms and parking.

It depends on where the site sits. Glazing in areas the Florida code treats as wind-borne debris regions must be impact-rated or protected, while many inland North Florida sites only need glass rated for the design wind pressure. The engineer and the county building department will confirm which applies to your parcel.

Yes. The frame and panels do the structural work, and the street side gets whatever face the design calls for: a parapet to hide the roof, masonry or stucco, a canopy over the walk and a run of storefront glass. Side and rear walls often stay in metal panel to save cost.

Bay width follows the frame spacing and the tenants you expect, and depth follows what a typical tenant needs for sales floor plus back room. Keeping bays on a regular grid lets two be combined for a larger tenant later. Each bay needs its own storefront, rear door, meters and restroom plumbing stub.

It varies by landlord and lease, so spell it out. A cold shell may be little more than the enclosed building and a slab; a basic finish often adds a restroom, a ceiling, lighting, HVAC and taped walls, leaving fixtures and branding to the tenant. Compare quotes on the same written finish level.

A wide run of glass needs a stiff opening so the wall does not flex enough to crack it or break the seals. The engineer adds headers, jambs and wind posts sized for the opening, and the glazing system itself needs a wind rating that matches the building design.

A steel frame is one of the easier buildings to lengthen if the end wall is designed for it from the start. Leaving room on the site plan for more bays and parking, and sizing utilities for the larger building, keeps that option open.