STUDIO NOIR · Architect and GC Shortlist

Phase 1: no architect. One licensed GC (General Contractor) executes the lean fit-out.

Phase 2: full A&E team (Architect + MEP + Structural + Acoustic + GC via preconstruction services).

Phase 1 GC selection

Phase 1 buildout is small ($40K, 6-10 weeks). We do not need a mid-market or national GC. We need one hungry, competent, RDU-based licensed GC who can:

1. Deliver a small commercial fit-out in under 10 weeks
2. Manage the certified rigger for pole installation
3. Handle their own MEP (mechanical/electrical/plumbing) subs
4. Provide a written scope + fixed bid before starting
5. Meet Raleigh, Cary, or Durham code + inspection process (depending on final site) without drama

GC profile Phase 1

• RDU-based, NC-licensed
• Small commercial specialty (fit-outs $30K to $250K range)
• Experience with retail second-generation build-outs
• Existing subcontractor relationships in North Hills, Fenton, Waverly, Village District, or Brightleaf
• References from at least 2 completed fit-outs in the last 12 months
• Willing to work with a certified rigger (may not have done pole studio work before, but should be comfortable coordinating a specialty sub)

Where to find Phase 1 GC candidates

• Broker recommendations (once broker is retained per 02_BROKER_ROSTER)
• NC AGC (Associated General Contractors) member directory — Triangle chapter
• Referrals from other Cary / Raleigh small business owners
• Direct outreach to firms that have built out MEGA, JETSET Pilates, Club Pilates, or similar boutique studio spaces in the Triangle

Phase 1 GC interview questions

1. Show me your last 3 small commercial fit-outs. Address, size, cost, timeline.
2. Have you worked with a pole studio or aerial rigging installation? If not, are you comfortable coordinating a certified rigger sub?
3. What is your process for a written scope + fixed bid?
4. Who is my project manager? Are they on-site daily?
5. How do you handle change orders? Ballpark change order percentage of contract value on your last 3 jobs.
6. Local code + inspection process (Raleigh / Cary / Durham): any recent projects that hit inspection delays? What happened?
7. What is your typical timeline from contract signing to permit + start of work?

Phase 1 GC selection criteria (100 points)

Retain: top 1 above 80.

Phase 1 GC fee expectations

• Fixed bid on $40K buildout: GC’s fee is bundled inside. Typical GC margin on small commercial: 10 to 18 percent.
• No preconstruction services fee at this size.
• Deposit at contract signing: 10-20% (mobilization).
• Progress draws every 2 weeks against scope milestones.
• Final 10-15% withheld until punch complete.

Certified rigger for pole installation (Phase 1)

Separate specialty sub, not the GC. Non-negotiable — pole rigging is engineered work, not general handyman.

Rigger profile

• Certified by USITT (US Institute for Theatre Technology) or ETCP (Entertainment Technician Certification Program)
• Insurance minimum $2M general liability + $1M professional liability
• Written engineering letter certifying installation

Rigger sources

• Pole studio industry contacts (Pole Sport Organization can recommend)
• RDU-area theatrical rigging companies (they do concert/broadcast rigging at DPAC, Red Hat Amphitheater, PNC Arena — pole is analogous)
• Xpole or Lupit brand distributor (they may have preferred installers)

Rigger cost

• Included in the $6,000 “pole rigs installed” line item (see 03_BUILD_SPEC)
• Certified installation typically $600 to $1,200 per pole, so 6 poles at $900 = $5,400 for installation + $600 for poles themselves = ~$6,000

Structural engineer for Phase 1 pre-lease check

Also a specialty scope, not the GC.

What we need

• NC-licensed structural engineer walks the property BEFORE we sign an LOI
• Writes a letter confirming the ceiling can hold the pole rigging loads (1,500 lbs static per point, 10x dynamic factor)
• Certifies any additional ceiling reinforcement needed and provides a spec

Engineer options Phase 1

• Stewart (Raleigh HQ)
• SEPI Engineering (NC, Raleigh office)
• Lysaght & Associates (Raleigh)
• Any NC-licensed structural engineer with theatrical or industrial rigging experience

Engineer cost

• Site walk + written letter: $500 to $1,500 flat fee
• If reinforcement engineering is needed: additional $1,500 to $3,000 for spec + stamped drawings
• Included as part of GC scope or Bucket 1 legal/engineering line item

Phase 2 architect and GC selection (2028+)

Preserved from earlier planning for future reference. Full Phase 2 spec rewritten in 2028.

Phase 2 architect options

• Clark Nexsen (Raleigh HQ, hospitality + adaptive reuse practice)
• Little (Southeast, retail practice, Durham office)
• LS3P (Raleigh + Southeast, hospitality + adaptive reuse)
• Gensler Raleigh (national scale, hospitality/retail/lifestyle)
• Duda|Paine Architects (Durham, hospitality + mixed-use)
• Cline Design Associates (Raleigh, high-end residential + boutique commercial)

Interior design specialist partners to consider:

• Meyer Davis (NYC): premium hospitality + wellness
• Cass Calder Smith (SF, NYC): hospitality
• 22 Interiors (LA): boutique wellness

Pair a national design partner with an RDU-licensed AoR (Architect of Record — Clark Nexsen, LS3P, or Duda|Paine) to carry local permits.

Phase 2 GC options

• Holt Brothers Construction (Raleigh, hospitality + institutional)
• Clancy & Theys Construction (Raleigh HQ, institutional + hospitality, in NC since 1949)
• Barnhill Contracting (Raleigh, mid-market + institutional)
• Brasfield & Gorrie (Southeast regional with Raleigh office, strong healthcare MEP)
• Rodgers Builders (Southeast, hospitality track record)
• DPR Construction (national with Raleigh office, best-in-class MEP coordination)

Boutique alternatives:

• Riggs-Harrod Builders (Raleigh, mid-sized, interior strength)
• Frank L. Blum Construction (Winston-Salem / Raleigh, mid-sized, hospitality)

Phase 2 fee expectations

• Full A&E: 6-9% of construction cost = $200K to $400K on a $3.5M buildout
• MEP engineer: 1.5-2.5% of construction (may be bundled inside architect)
• Structural engineer: 0.75-1.5% of construction
• Acoustic consultant: $75K-$150K flat fee
• GC preconstruction: $15K-$30K flat
• GC fee: 4-6% of hard cost
• GC general conditions: 6-9% of hard cost

Complete Phase 2 selection process, timeline, RFP templates, and selection criteria will be rebuilt in 2028.

Related docs

• Property targets: 04_REAL_ESTATE_BUILDOUT/00
• Broker roster: 04_REAL_ESTATE_BUILDOUT/02
• Build spec: 04_REAL_ESTATE_BUILDOUT/03
• MEP + structural + acoustic (Phase 2): 04_REAL_ESTATE_BUILDOUT/05
• Buildout budget: 04_REAL_ESTATE_BUILDOUT/06