STUDIO NOIR · Buildout Specification

Phase 1 is a lean fit-out of a small leased space by one licensed general contractor. Not a full architect + MEP + acoustic team engagement (that’s Phase 2 flagship).

Design intent is preserved: STUDIO NOIR reads as luxury even at boutique scale. Materials chosen to honor the palette without breaking the $40K buildout budget.

Phase 1 buildout scope (~1,800 sqft)

Broken into 10 line items. Total $40,000. Cross-reference 05_FINANCE/00_STARTUP_BUDGET Bucket 3.

1. Sprung floor system + marley top layer ($8,000)

• Full studio floor coverage (~1,600 sqft)
• Sprung sub-floor with resilient rubber pads underneath
• Marley top layer in a warm neutral color that reads with the palette
• Suppliers: Harlequin Liberty or Rosco Cadence
• Installed by GC’s flooring sub

Why non-negotiable: Pole and dance safety. A concrete floor with poor absorption injures members and destroys the brand promise.

2. Mirror wall installation ($4,500)

• 36 to 48 linear feet, floor to ceiling
• Silvered glass, not acrylic
• Champagne Gold trim frame on the outside edge
• Installed by GC’s glass sub with wall bracing for weight

3. Six pole rigs installed ($6,000)

• Xpole or Lupit brand poles
• 45mm diameter (industry standard)
• Removable for dance-only class configurations
• Ceiling reinforcement (steel plate + engineered attachment) per structural engineer’s spec
• Installed by a CERTIFIED RIGGER (not general labor). Certification required by insurance carrier.

Why the rigger matters: Insurance liability requires certified installation. A DIY or unqualified install voids liability coverage and creates a lawsuit-magnet situation. This line item cannot be cut.

4. Sound system ($3,500)

• Amplifier: mid-tier commercial (Crown, QSC)
• 4 mounted speakers (2 near ceiling front, 2 rear)
• 1 subwoofer positioned along a wall
• Wall-mounted volume control at reception
• Optional: bluetooth + wired input at reception for instructor phone connection
• Tuned by Trill or an approved audio person, not the GC’s default

5. HVAC upgrade or supplemental cooling ($5,000 contingency)

• Assessment by licensed HVAC contractor BEFORE lease signing
• If base HVAC handles a hot pole class (12 people, cardio-level output): no upgrade needed. This budget line can pull.
• If marginal: add supplemental spot cooling unit (portable or ceiling-mounted mini split)
• If severely inadequate: this is a walk-from-the-deal signal

6. Restroom refresh ($4,000)

• 1 or 2 existing restrooms (Phase 1 relies on landlord’s existing plumbing)
• Fresh paint in the palette (Soft Cream walls, Warm Taupe accent)
• New luxury fixtures (Kohler, Toto, or equivalent, matte black or Champagne Gold finish)
• New full-length mirror in each
• Warm dimmable lighting fixture replacement
• No plumbing changes (that would blow the budget)

7. Reception + concierge desk millwork ($2,500)

• Custom oak desk (rift-sawn, oiled finish, no gloss)
• Champagne Gold hardware
• Built-in champagne cooler cutout (member cooler runs on standard 120V)
• Prosecco flute display shelf
• Signature scent diffuser cutout

8. Paint and interior finishes throughout ($2,500)

• All walls: two coats. Studio in Soft Cream. Reception + concierge in Warm Taupe.
• Ceilings: existing painted matte cream, or if exposed structure, painted Black Noir
• Trim throughout in Champagne Gold or matte black
• All labor + materials

9. Signage: exterior + interior ($2,000)

• Exterior sign at entrance: brushed oak with Champagne Gold foil-pressed STUDIO NOIR wordmark
• Small interior wayfinding plate: brass, engraved
• No neon. No vinyl.

10. Lighting fixtures + dimming controls ($2,000)

• Replace existing overhead fluorescents with warm dimmable LED fixtures
• Wall-mounted Lutron dimmer switches
• 2700K temperature throughout
• Accent lighting at reception (single pendant, Champagne Gold shade)

Total: $40,000.

Design intent (Phase 1 vs Phase 2)

Both phases share the same brand and material palette. Phase 1 executes the palette at lower unit cost and smaller scale.

Phase 1 uses: - Warm oak (reception desk, minimal accents) - Champagne Gold hardware - Soft Cream walls and Warm Taupe accents - Black Noir where structural (exposed ceiling, steel frames) - Sprung floor + marley (movement surface) - Cream linen soft goods (towels for members) - Cream stock paper printed materials (member folios)

Phase 1 does NOT use (all Phase 2): - Travertine floor (too expensive Phase 1) - Roman clay plaster walls (nice-to-have not need-to-have) - Espresso oak paneling (Phase 2 café) - Custom black steel mirror frames (Phase 1 uses standard Champagne Gold trim) - Espresso velvet (statement pieces at flagship) - Bespoke leather bench upholstery - Live plants (not in the palette, but tempting) - Reclaimed exposed brick features (only if the space already has them)

Materials palette applied (Phase 1)

No visible plastic anywhere member sees

Applies Phase 1. No plastic signage. No plastic laminate. No vinyl wayfinding. If a material would look cheap on inspection, it doesn’t go in.

Compliance and code Phase 1

• ADA compliant (accessible entry, accessible restroom, no unramped steps)
• Fire code + occupancy limits per local code (Raleigh, Cary, or Durham depending on final site — roughly 30-40 person max at this footprint)
• Sound levels compliant with local municipal ordinances
• Health department not required for Phase 1 (no food service)
• No ABC license required for Phase 1 (prosecco service under NC “special ABC permit” for members-only events; small pour at entry may qualify as complimentary hospitality — legal check with attorney)

Buildout timeline Phase 1

Target: 6 to 10 weeks from lease signing to soft open.

• Weeks 1-2: Permit applications, structural check confirmed on file, GC mobilization.
• Weeks 2-3: Demo any existing partition walls, restroom scope prep, floor prep.
• Weeks 3-5: Sprung floor + marley install, ceiling reinforcement for pole rigs, mirror wall install, restroom refresh.
• Weeks 5-7: Reception millwork install, paint, lighting fixture replacement, HVAC tune (if needed), signage install.
• Weeks 7-8: Poles installed by certified rigger, sound system installed and tuned, final punch list.
• Weeks 9-10: Booking software (Mariana Tek) configured, class schedule loaded, contract instructors onboarded, cleaning company retained, opening supplies stocked.

Soft open (invite-only, charter member cohort) by week 10.

Phase 2 buildout spec (preserved for reference, rewritten in 2028)

Phase 2 flagship (8,000 to 15,000 sqft) requires: - Full architect + interior design partner + AoR (Architect of Record) - MEP engineer - Structural engineer of record - Acoustic consultant (WSDG or Acentech for the broadcast dual-mode brief) - GC selected via preconstruction services engagement + GMP (Guaranteed Maximum Price) contract

Full Phase 2 spec includes: - 20 to 24 pole positions on independent rigging grid - Broadcast-ready main studio with retractable seating (150-200), motorized theatrical lighting truss, Dante audio network, streaming rack, control room - Recovery wing (sauna, cold plunge, steam, contrast) with dedicated MEP - Full commercial kitchen for café with Type I hood - Locker rooms (M / F / gender-neutral) - Members’ lounge and café - Retail micro-boutique - Loading dock for broadcast production access

Phase 2 hard construction cost estimate: $2.5M to $3.5M. Full build budget in 06_BUILDOUT_BUDGET Phase 2 section.

Phase 2 buildout timeline: 24 to 32 weeks after permit issuance.

Related docs

• Property targets: 04_REAL_ESTATE_BUILDOUT/00
• Broker roster: 04_REAL_ESTATE_BUILDOUT/02
• Architect + GC (Phase 2): 04_REAL_ESTATE_BUILDOUT/04
• MEP + structural + acoustic (Phase 2): 04_REAL_ESTATE_BUILDOUT/05
• Buildout budget: 04_REAL_ESTATE_BUILDOUT/06
• Startup budget: 05_FINANCE/00