FULL-SCALE CONSTRUCTION EXECUTION PLAN

March 2, 2026

2,000-Animal Rescue & Care Campus – Long Island, NY

STEP 1 — LAND CONTROL

1.1 Site Identification

Target property size:

20–30 acres

Site requirements:

  • Agricultural / industrial zoning
  • Distance from dense residential clusters
  • Road access for service vehicles
  • Adequate utility access

Environmental checks:

  • FEMA flood zone verification
  • Wetlands verification (DEC NY)

1.2 Contract & Escrow

Purchase agreement including:

  • Due diligence clause
  • Environmental contingencies
  • Zoning feasibility clause

Typical contingency period:

90–180 days

1.3 Technical Due Diligence

Required studies:

  • ALTA Survey
  • Geotechnical soil investigation
  • Environmental Phase I
  • Topographic survey

Output:
Confirmed buildable development site

STEP 2 — ZONING & MUNICIPAL APPROVAL

2.1 Pre-Application Meetings

Meetings with:

  • Town Planning Board
  • Building Department
  • Fire Marshal
  • Zoning Department

2.2 Zoning Compliance

Possible requirements:

  • Use variance (if required)
  • Special use permit
  • Site plan approval

2.3 Environmental Review (SEQRA – NY)

Environmental review may require:

  • Environmental impact study
  • Traffic study
  • Noise analysis
  • Waste management planning

Output:
Preliminary site plan approval

STEP 3 — MASTER DESIGN PACKAGE

3.1 Architectural Programming

Total campus size:

150,000–180,000 sq ft

Program distribution:

Rescue Facilities

  • 600 dog rescue capacity
  • 400 cat rescue capacity
  • Veterinary hospital
  • Quarantine / isolation units
  • Adoption center

Boarding Facilities

  • Boarding kennels
  • Luxury pet suites
  • Grooming center
  • Daycare / training areas

Additional facilities:

  • Warehouse / food storage
  • Administrative building
  • Volunteer center
  • Service areas

3.2 30% Concept Design

Deliverables:

  • Site layout
  • Building footprints
  • Circulation and road layout
  • Utility routing concept
  • Yard and exercise zones

3.3 60% Design Development

Engineering integration:

  • MEP layouts
  • Drainage systems
  • HVAC zoning
  • Animal housing systems
  • Waste management systems

3.4 90% Construction Documents

Full technical documentation:

  • Architectural drawings
  • Civil engineering drawings
  • Electrical plans
  • Plumbing systems
  • Fire suppression systems

Output:
Complete bid-ready drawing package

STEP 4 — COST VALIDATION & VALUE ENGINEERING

4.1 Independent Cost Estimator

Review:

  • Cost per square foot
  • Material pricing
  • Construction contingencies

4.2 Value Engineering Review

Optimization options:

  • Structural systems
  • HVAC systems
  • Roofing systems
  • Phasing strategy

Output:
Guaranteed Maximum Price (GMP) target range

STEP 5 — RFP / CONTRACTOR SELECTION

5.1 Contractor Prequalification

Requirements:

  • Commercial General Contractor only
  • Experience with healthcare / veterinary / animal facilities
  • Bonded contractors

5.2 Issue RFP

Includes:

  • Full drawing set
  • Technical specification book
  • Bid schedule
  • Construction timeline
  • Insurance requirements

5.3 Bid Evaluation

Evaluation criteria:

  • Hard construction costs
  • Construction schedule
  • Subcontractor structure
  • Bonding capacity

5.4 Contract Award

Standard contract structure:

  • AIA contract format
  • GMP contract preferred

Output:
Signed construction contract

STEP 6 — PRE-CONSTRUCTION

Pre-construction phase includes:

  • Final permitting
  • Mobilization plan
  • Construction schedule (Critical Path Method)
  • Submittals and approvals
  • Procurement of long-lead items (HVAC, generators, steel)

STEP 7 — FULL BUILD EXECUTION

7.1 Site Work

  • Clearing
  • Grading
  • Utilities installation
  • Access roads
  • Drainage infrastructure

7.2 Foundations

  • Slab-on-grade industrial floors
  • Epoxy coatings
  • Drainage slopes

7.3 Structural Construction

  • Steel frame structures
  • Tilt-wall concrete (if required)
  • Snow-load compliant roofing

7.4 MEP Installation

  • Industrial HVAC systems
  • Plumbing
  • Fire suppression systems
  • Backup generators

7.5 Interior Build-Out

  • Kennel systems
  • Boarding suites
  • Isolation units
  • Veterinary rooms
  • Administrative finishes

7.6 Exterior & Security

  • Perimeter fencing
  • Exercise yards
  • Camera systems
  • Access control

STEP 8 — COMMISSIONING

System testing and certification:

  • HVAC balancing
  • Fire system testing
  • Generator load testing
  • Veterinary equipment installation
  • Health department approval

STEP 9 — OPERATIONAL READINESS

Final preparation:

  • Staff hiring
  • Staff training
  • Soft opening
  • Final inspection
  • Certificate of Occupancy

TOTAL PROJECT TIMELINE

Estimated development timeline:

Land acquisition to opening:
4–6 years

COST SUMMARY (Mid-Range Projection)

CategoryEstimated Cost
Construction $45M
Site Work $8M
MEP systems $10M
Equipment $6M
Soft Costs $12M

Total Target Budget

~$80M

CRITICAL RISKS

Potential project risks include:

  • Zoning approval delays (common in NY)
  • Environmental restrictions
  • Utility upgrade costs
  • Construction cost inflation
  • Community noise concerns
  • Permitting delays