Supporting small developers with tailored FLEX solutions
Our team brings a rich and varied background in technically driven building design, with a deep understanding of how function shapes form... especially in systems like PEMB (pre-engineered metal buildings). We approach these structures not just as utilitarian shells, but as opportunities to craft spaces that serve real-world needs while elevating their presence within the community.
Whether it's a retail storefront, a professional office, or a hybrid warehouse solution, our designers know how to infuse architectural character and thoughtful detailing into metal buildings, transforming them into vibrant, purpose-built environments that reflect both practicality and pride of place.
Small-bay Flex buildings
Flex-type buildings are versatile spaces that blend office, showroom, and warehouse functions. They are rapidly gaining traction among small developers, especially in outlying communities. Their modular design and relatively low overhead make them ideal for local entrepreneurs, tradespeople, and service providers who need a professional front-of-house paired with functional back-end space.
As vacancy rates for large industrial properties climb, demand for small-bay and micro-flex units has surged, with some regions reporting sub-5% vacancy. These buildings offer a nimble solution for developers looking to meet the needs of growing towns without the risk or scale of big-box construction.
In smaller communities, flex buildings are becoming economic catalysts. They provide affordable, scalable space for local businesses (plumbers, landscapers, bakers, boutique retailers) who are essential to the daily rhythm of residential growth. As new subdivisions and master-planned communities pop up, the need for nearby service hubs intensifies, and flex spaces fill that gap beautifully. Their presence not only supports local employment but also keeps dollars circulating within the community, fostering resilience and self-sufficiency.
For developers, it's a win-win: a stable investment with high demand and a direct contribution to the vitality of the local economy.
More than one way to Flex
Flex Retail
Integrates customer-facing retail areas with inventory or production zones. Great for boutique shops, furniture stores, or specialty suppliers who need both display and fulfillment space.
This concept blends storefront visibility with back-end utility, offering small businesses the space to sell, store, and scale.. all under one roof. Each unit ranges from 1,000 to 2,800 SF and features a welcoming retail front with large glazing, branded signage zones, and pedestrian-friendly access. Behind the scenes, a warehouse-style rear includes tall ceilings, roll-up doors, and flexible storage or light production space. Ideal for boutique retailers, specialty suppliers, or local makers who need both customer engagement and operational efficiency. The architecture leans clean and modern, with warm materials and subtle nods to regional character, helping each business feel rooted in the community while ready for growth.
Flex Office Warehouse
Offers a mix of storage, distribution, and optional office/showroom space. Popular among trades, e-commerce, and logistics companies that need efficient access and loading capabilities.
Geared toward small firms, consultants, or hybrid remote teams, this layout prioritizes polished front-end design with optional storage or workshop space. Units range from 900–1,800 SF, with shared amenities like conference rooms, outdoor patios, and EV charging. Architectural detailing and warm material palettes help these buildings feel rooted in the community, not just dropped in.
Flex Showroom
Tailored for businesses that need to showcase products, like auto parts, appliances, or design materials, while maintaining backend storage or light manufacturing.
This concept is designed for product-forward businesses (think interior designers, furniture makers, auto parts dealers, or specialty suppliers) who need to showcase offerings while maintaining backend functionality. Units typically range from 1,200 to 3,000 SF and feature a clean, client-facing showroom in the front with curated lighting, display zones, and branding opportunities. Behind the scenes, a warehouse-style rear includes tall ceilings, roll-up doors, and flexible space for inventory, fabrication, or fulfillment. The architecture strikes a balance between polished and practical, with warm materials, generous glazing, and subtle signage integration that gives each tenant a distinct identity while maintaining a cohesive site aesthetic.
Flex Studio / Creative
Used by artists, designers, or makers who need open-plan workspaces with storage and occasional client interaction. Often includes natural light and flexible layouts.
This concept is designed for artists, architects, photographers, and boutique creatives who need a space that’s both expressive and efficient. Units typically range from 1,000 to 2,500 SF and feature open-plan layouts with high ceilings, natural light, and flexible zones for work, display, and client interaction. The front-of-house can serve as a gallery, consultation area, or branded studio, while the rear offers storage, fabrication, or light production space... complete with roll-up doors and durable finishes. These buildings prioritize personality and adaptability, with architectural detailing that reflects the creative spirit of their tenants while maintaining a cohesive site identity. Ideal for communities that value local talent and want to foster a culture of innovation and craft.
Flex Car Condos
This concept blends high-performance storage with lifestyle-driven design, offering secure, customizable garage units for car collectors, hobbyists, and motorsport fans.
Units typically range from 9,00 to 3,000 SF, with options to combine bays for larger collections or specialty builds. Each space includes tall ceilings, roll-up doors, and reinforced slabs for lifts and heavy equipment, while mezzanine levels or lounge zones provide room for entertaining, office use, or display. The architecture leans sleek and modern, with curated finish packages and optional climate control, creating a space that’s as refined as the vehicles it houses. Ideal for communities near tracks, scenic drives, or growing suburban markets where passion for cars meets the need for secure, flexible ownership.
Flex Interior Fit-outs
Transforming an existing flex shell into a purpose-built space starts with understanding the end user’s workflow, brand identity, and operational needs.
Whether it’s a showroom, studio, office, or hybrid warehouse, the fit-out process allows you to retain the building’s core structure while customizing everything inside... from partitions and finishes to lighting, MEP systems, and branded elements. Units can be reconfigured to support open collaboration zones, private offices, client-facing areas, or specialized storage and fabrication. This approach is especially valuable for small businesses and creative teams who need a space that reflects their personality while supporting day-to-day function..
Looking for the right property?
Considering a Flex Project?
Asking how much this will cost?
Start with a building program
Flex developments often totaling (40,000 to 50,000 square feet ) are typically broken into multiple buildings ranging from 8,000 to 12,000 square feet each. Within these, individual units span roughly 900 to 2,800 square feet, offering an ideal footprint for small businesses, trades, and service providers.
These spaces are thoughtfully designed to pair a refined front-of-house (like an office or showroom) with a practical warehouse zone in the rear, complete with generous ceiling heights and roll-up doors to support smooth operations and easy access.
To kick off your project, we begin with a tailored pre-proposal program. This initial step helps us align on the type of flex space you're envisioning, including general size, bay spacing, and intended function. Our team will walk through the possibilities with you, offering guidance and clarity before we prepare a formal proposal and coordinate bids from our trusted sub-consultants.
Continue design with a site Test Fit
These projects are especially popular in growing communities where small businesses need affordable, scalable space that can evolve with their operations. Their modular nature and zoning flexibility make them a smart choice for developers looking to support local economies while keeping construction costs in check.
We’ll begin by developing several test fits tailored to the site of your choice. Many micro developers gravitate toward unique or constrained parcels (irregular shapes, tight setbacks, or utility limitations) which require thoughtful study before moving forward. Our test fit process includes key feasibility checks such as impervious coverage allowances, setback compliance, parking calculations, and preliminary septic layout strategies. This early-stage analysis helps clarify what’s possible and ensures we’re aligned before diving into design or engaging sub-consultants.
Early Pricing Package and Third Party Cost Estimate
Early pricing packages are a vital tool in the success of flex building projects. These packages allow developers to visualize their concept in 3D, helping them understand how the building will function, look, and fit within the site context long before committing to full design development. By pairing visual clarity with strategic cost awareness, developers can make informed decisions early on, avoiding surprises and aligning their vision with budget realities from the start.
Our team produces a series of high-level drawings and a basic design framework that can be used for third-party cost estimation without the need to onboard a full engineering team. These deliverables typically include site layout options, massing studies, and key functional diagrams that reflect the intended use, bay spacing, and architectural character. It’s a streamlined, efficient way to test feasibility, gauge market fit, and prepare for conversations with lenders, partners, or consultants...all while keeping momentum and flexibility intact
