STUDIO NOIR

Private · Master Plan · v1.0
STUDIO NOIRMEP STRUCTURAL ACOUSTIC

STUDIO NOIR · MEP, Structural, Acoustic Requirements

Phase 1: minimal engineering scope. One structural engineer’s pre-lease check for pole rigging. One HVAC contractor’s capacity check. GC handles the rest of the MEP scope inside a fixed bid.

Phase 2: full engineering team (MEP engineer, structural engineer of record, acoustic consultant with WSDG-tier broadcast experience). Detailed spec preserved at end.

Phase 1 engineering scope (essentials only)

Structural (pre-lease)

Owned by: licensed structural engineer, engaged by us before LOI signing.

Deliverable: letter confirming the ceiling can support pole rigging loads (1,500 lbs static per point, 10x dynamic factor).

What “adequate” looks like Phase 1: - Concrete slab ceiling: usually plenty of capacity. Simple attachment through-bolt approved. - Steel joist ceiling: usually adequate with engineered attachment plate. Approved. - Wood joist ceiling (older buildings): case-by-case. Engineer may require additional blocking or reinforcement. - Bowstring truss or historic wood truss (rare in South End small spaces): typically requires supplemental steel grid hung independently. Adds $3K-$8K to buildout. If quoted higher, may push us to walk from the property.

If the engineer flags the ceiling as inadequate: we walk from the property before LOI signing. The other 90% of properties in South End will have adequate ceilings.

HVAC (pre-lease)

Owned by: licensed HVAC contractor, engaged by us before LOI signing.

Deliverable: verbal or written confirmation that existing HVAC can maintain 68 to 72°F during a hot pole class of 12 people.

What “adequate” looks like Phase 1: - Existing rooftop unit (RTU) or split system rated for the current occupancy at 5 tons per 1,500 sqft is usually fine - If HVAC struggles during a summer stress test, options: - Portable spot cooling: $500 to $1,500 per unit (2 units total budget) - Ceiling mini-split addition: $2,500 to $5,000 (falls in the HVAC contingency line of the buildout budget) - Landlord upgrades the system (uncommon on small leases but worth asking)

Electrical (Phase 1)

Owned by: GC’s electrical sub.

Requirements Phase 1: - Standard commercial 200A single-phase or 3-phase service (existing service is usually adequate) - One dedicated circuit for the sound system amplifier - Lighting circuits sized for the LED fixture replacement - Standard outlet count for reception, changing rooms, restrooms

No specialty requirements Phase 1: no isolated ground for broadcast (Phase 2 only), no 480V feeder (Phase 2 only), no generator (Phase 2 only).

Plumbing (Phase 1)

Owned by: GC’s plumbing sub (if fixture replacement needed).

Requirements Phase 1: - Existing restroom plumbing is usually adequate - New luxury restroom fixtures replaced in kind (toilet, sink, faucet, mirror) - No new plumbing runs Phase 1 (that blows the budget)

Fire and life safety (Phase 1)

Owned by: landlord’s existing systems, verified by GC.

Requirements Phase 1: - Existing sprinkler system verified adequate for our use classification - Existing fire alarm functional - Emergency egress: verify there’s a second means of exit (fire door) from the main studio area, per NC building code

Acoustic (Phase 1)

Owned by: GC (no specialty consultant Phase 1).

Requirements Phase 1: - Music playback at reasonable class volume (85 to 95 dB) should not disturb neighbors - Sound isolation: if there’s a shared wall to a neighbor, verify with landlord that music won’t be a problem - If concerns exist: add acoustic panels ($500 to $1,500) or floor pads to reduce noise transmission - No specialty acoustic engineering Phase 1 (that’s a $75K to $150K spend at Phase 2)

Phase 1 buildout inspection sequence

  1. Pre-LOI: structural engineer + HVAC contractor walk the property. Written confirmations.
  2. Post-LOI, pre-lease: GC prepares a written fixed-bid scope.
  3. Post-lease: GC pulls building permit through the local permitting office (City of Raleigh Development Services, Town of Cary Development Services, or City of Durham Planning depending on final site).
  4. During buildout: rough MEP inspection (city inspector) after MEP subs finish their scopes.
  5. Post-buildout: final inspection + Certificate of Occupancy (CO).

Do NOT hold classes before CO is issued. Insurance and liability require CO.

Phase 2 MEP, structural, acoustic (preserved for reference, rewritten in 2028)

Full Phase 2 spec is at flagship scale. Preview only here.

Phase 2 HVAC zone map

Zones include: Arrival lounge, main studio (dual-mode for broadcast + fitness), secondary studio (heated), gym, recovery wing (sauna, steam, cold plunge, IR), locker rooms, café, broadcast control room, back-of-house.

Each zone has its own temperature setpoint, humidity target, air changes per hour (ACH), and filtration requirement (MERV 14 + UV-C for main studio and recovery zones).

Phase 2 HVAC system architecture

  • DOAS (Dedicated Outdoor Air System) with ERV (Energy Recovery Ventilator) for ventilation
  • VRF (Variable Refrigerant Flow) heat pump system (Mitsubishi CITY MULTI or Daikin VRV IV) for zone control
  • Radiant floor in secondary studio + locker rooms
  • Dedicated exhausts (sauna, steam, cold plunge, café hood, laundry)
  • Building automation (Distech, Automated Logic, or Tridium Niagara BMS)
  • Redundancy: N+1 on main studio air handler, backup chiller for cold plunge

Phase 2 structural

  • Deck live load 100 psf, 150 psf on gym platform zone
  • Independent rigging grid rated 5,000 lbs per bay point load or 100 psf uniform
  • 20-24 pole positions on 6 ft x 6 ft grid
  • Broadcast truss: 4-point motorized, 500 lbs per point + 200 lbs per foot uniform
  • Fall arrest anchors at aerial positions

Phase 2 electrical

  • 1,200A 3-phase service (208Y/120V minimum, 480V feeder preferred)
  • Redundant service or bypass automatic transfer switch for control room + life safety
  • 200 kW natural gas standby generator
  • Isolated ground for broadcast
  • Lutron HomeWorks QSX or QuantumHD lighting control
  • DMX + sACN on top of Lutron for broadcast

Phase 2 acoustic

  • STC 65 studio-to-studio walls
  • STC 65 studio-to-adjacent-tenant walls
  • STC 70 to residential above (if applicable)
  • Sound isolation clips + resilient channel + double 5/8 Type X GWB ceiling
  • Sprung floor with vibration isolation pads
  • Motorized theatrical curtain for broadcast mode
  • Target NC 25 background noise in main studio broadcast mode
  • WSDG or Acentech as acoustic consultant

Phase 2 broadcast production infrastructure

  • Control room with dual-pane STC 45 window into studio
  • 4-camera minimum + PTZ options
  • Dante audio network
  • Meyer Sound or L-Acoustics reference monitors
  • Motorized truss with DMX-controlled fixtures
  • Redundant fiber uplink (Spectrum Business + AT&T Fiber, 1 Gbps symmetric each)
  • Blackmagic ATEM Constellation or Ross Ultrix routing

Full Phase 2 MEP + structural + acoustic engineering will be rebuilt in 2028 with the retained engineering team and architect.

  • Property targets: 04_REAL_ESTATE_BUILDOUT/00
  • Build spec: 04_REAL_ESTATE_BUILDOUT/03
  • Architect + GC: 04_REAL_ESTATE_BUILDOUT/04
  • Buildout budget: 04_REAL_ESTATE_BUILDOUT/06
  • Safety and liability: 07_OPERATIONS/02