Step
Owner requirements and site evaluation criteria
We start by aligning the owner's program requirements — building size, clear heights, truck court configuration, utility demands, employee access, and target schedule — with the specific site evaluation criteria that matter for their project type. For corporate campus clients in Las Colinas, that includes campus-level utility redundancy and DART Orange Line commuter access. For industrial users near DFW airport, that includes FAA height clearance and airport operations access coordination.
Step
Site-by-site due diligence
For each candidate site, we assess Blackland Prairie clay profile from available geotechnical data and comparable site information, utility service availability from Oncor or other providers, FAA height clearance status, entitlement status through the City of Irving, existing building or environmental conditions, and access logistics for the specific truck or employee circulation required. That assessment goes beyond what a broker site summary provides and reflects what a contractor will encounter when field work begins.
Step
Order-of-magnitude budget comparison
We build an order-of-magnitude construction budget for each site that reflects real development costs rather than benchmarks. Clay treatment for a site with high plasticity clay adds cost that a flat-ground benchmark will miss. An airport-adjacent site with acoustic requirements adds cost to exterior envelope assemblies. A Las Colinas campus site with utility infrastructure that needs capacity upgrades adds MEP scope that a simple shell budget ignores. The comparison gives the owner a realistic view of total development cost for each option.
Step
Entitlement and permit risk review
We review entitlement status, permit path, and regulatory risk for each site. Irving sites near the DART Orange Line corridor may be subject to transit-oriented development standards that affect building setbacks and parking ratios. Sites near I-635 LBJ Freeway or SH-114 may be affected by TxDOT right-of-way or setback requirements from active widening projects. Airport-adjacent sites require FAA coordination that adds review time to the standard City of Irving building permit process.
Step
Decision memo and site recommendation
We consolidate the site-by-site analysis into a decision memo that compares each option against the owner's program requirements and presents a clear site recommendation with supporting rationale. The memo gives the owner the information needed to make a go-or-no-go decision before land is under contract and before design investment begins.
