Overview
This document establishes the building standards for Luxa Salon Suites that differentiate from franchise competitors and validate the "Quality-Value Leader" positioning defined in Phase 3. These specifications become contractor requirements in Phase 9 (Build-Out Planning).
Key Constraints from Prior Phases:
- Suite sizes: 100/130/160/200 sq ft for Standard/Plus/Large/Executive
- Target square footage: 3,000-3,500 sq ft gross
- Suite mix: 8 Standard, 5 Plus, 3 Large, 2 Executive (18 total)
- Position: Quality-Value Leader - must exceed franchise standards on build quality
1. Soundproofing Standards
Why It Matters
Speech privacy is the #1 complaint at budget salon suite operators. Clients share personal information with their beauty professionals - medical conditions, relationship issues, financial situations. Inadequate soundproofing means tenants lose clients who won't return for private services like waxing, skin treatments, or personal conversations. Soundproofing directly impacts tenant retention.
Target Specification
| Element | Specification | Notes |
|---|
| STC Rating | 45-50 target | Speech privacy begins at STC 45 |
| Wall Framing | 3-5/8" metal studs, 24" O.C. | Metal superior to wood for sound transmission |
| Insulation | R-13+ unfaced fiberglass, friction fit | Minimum requirement for cavity fill |
| Drywall (each side) | Double 5/8" Type X gypsum board | Two layers critical for mass |
| Damping Compound | Green Glue between drywall layers | 2 tubes per 4x8 sheet |
| Sealing | Acoustic sealant at all perimeter, penetrations | Top track, bottom track, all edges |
| Electrical | No back-to-back outlets between suites | Sound hole prevention |
| Outlet Sealing | Putty pads on all outlet boxes | Seal penetrations |
Wall Assembly Specification (SUI-1: Suite-to-Suite Interior)
Assembly (from one side):
1. 5/8" Type X gypsum board (face layer)
2. Green Glue Compound
3. 5/8" Type X gypsum board (base layer)
4. 3-5/8" metal stud cavity
5. R-13 unfaced fiberglass insulation
6. 5/8" Type X gypsum board (base layer)
7. Green Glue Compound
8. 5/8" Type X gypsum board (face layer)
Expected STC: 48-52
Competitive Comparison
| Operator | Typical Wall | STC Rating | Privacy Level |
|---|
| Budget Operators | Single 1/2" drywall, wood studs | 33-36 | Zero privacy - normal speech audible |
| Standard Franchise | Single 5/8" drywall, wood studs | 36-40 | Poor - raised voices audible |
| Luxa Spec | Double 5/8" drywall, metal studs, Green Glue | 48-52 | Good - conversations inaudible |
| Premium/Recording | Triple drywall + isolation | 55+ | Excellent - whispers blocked |
Luxa Advantage: Our STC 48-52 spec exceeds franchise standards (STC 36-40) by 20-30%, providing genuine speech privacy at competitive prices.
2. Lighting Standards
Why It Matters
Color accuracy is critical for hair color, makeup application, and skin assessment. Low CRI (Color Rendering Index) lighting distorts colors - hair appears one shade in the salon and different in natural light. Poor lighting = unhappy clients = tenant dissatisfaction. Professional lighting is a key differentiator that tenants and their clients immediately notice.
Target Specification
| Element | Specification | Notes |
|---|
| Task Lighting CRI | 90+ minimum (95 preferred) | Accurate color rendering |
| Color Temperature | 4000-5000K at workstation | "Daylight white" for natural appearance |
| Foot-candles | 50 minimum at work surface | Adequate for detailed work |
| Mirror Lighting | Vertical sides (not top-only) | Eliminates shadows on face |
| Mirror CRI | 90+ | Color accuracy at client view |
| Ambient Lighting | 3000-4000K | Comfortable, warm feel |
| Dimming | Optional but recommended | Flexibility for different services |
Lighting Layout Per Suite
Workstation Task Lighting:
- Type: LED track or pendant
- CRI: 90 minimum (95 preferred)
- Color Temperature: 4000-5000K
- Foot-candles: 50 minimum at work surface
- Dimming: Optional but recommended
Mirror Lighting:
- Type: LED strip or vanity bar
- CRI: 90+ (color accuracy critical)
- Color Temperature: 4000-5000K
- Position: Vertical sides of mirror (avoid top-only)
Ambient Lighting:
- Type: Recessed LED or cove lighting
- CRI: 85 minimum
- Color Temperature: 3000-4000K
- Foot-candles: 20-30
Natural Light:
- Preferred: Street-facing suites with windows
- Benefit: Final color check under natural conditions
Competitive Comparison
| Operator | Typical Lighting | CRI | Color Accuracy |
|---|
| Big-Box Retail | Fluorescent tubes | 70-80 | Poor - colors distorted |
| Standard Franchise | Basic LED panels | 80-85 | Acceptable - some distortion |
| Luxa Spec | High-CRI LED task + ambient | 90-95 | Professional - accurate colors |
| Photography Studio | Professional LED panels | 95+ | Excellent - studio quality |
Luxa Advantage: Our CRI 90+ specification matches photography studio standards while franchise competitors use CRI 80-85 "good enough" lighting. Tenants will immediately notice the difference.
3. Electrical Standards
Why It Matters
Hair dryers pull 1500-1800 watts (12-15 amps). When operators share circuits to save money, one hair dryer trips the breaker and shuts down power to multiple suites. This causes daily frustration - professionals can't run their businesses while waiting for someone to reset the breaker. Dedicated circuits eliminate this problem entirely.
Target Specification
| Element | Specification | Notes |
|---|
| Circuits per Suite | 2x 20A/120V dedicated minimum | Separate breakers per circuit |
| Outlet Count | 5 minimum per suite | Adequate for all equipment |
| Outlet Spacing | Maximum 6-8 ft apart | No extension cords needed |
| GFCI Protection | All wet areas (shampoo bowls) | Code requirement for water exposure |
| Panel Sizing | 100A minimum for 18-suite facility | Headroom for peak loads |
| Breaker Labeling | Each suite clearly labeled | Fast troubleshooting |
Electrical Layout Per Suite
Suite Type: Standard (100-150 sq ft)
Panel Requirements:
- 2x 20A, 120V dedicated circuits per suite
- Individual breakers, labeled by suite number
- Minimum 100A panel for 18-suite facility
In-Suite Layout:
- Circuit A: 2x duplex outlets (wall-mounted, 18" AFF)
- Circuit B: 2x duplex outlets + 1x GFCI (wet area)
- Total: 5 outlets minimum
- Outlet spacing: max 6 ft apart along work wall
Larger Suites (Plus/Large/Executive):
- Add 1 additional circuit per 50 sq ft above standard
- Plus (130 sq ft): 2-3 circuits
- Large (160 sq ft): 3 circuits
- Executive (200 sq ft): 3-4 circuits
Load Calculation
| Equipment | Typical Draw | Circuit Impact |
|---|
| Hair dryer | 1500-1800W (12-15A) | Needs dedicated circuit |
| Flat iron | 200-300W (2A) | Can share circuit |
| Curling iron | 100-200W (1A) | Can share circuit |
| Shampoo bowl heater | 1500W (12A) | Needs dedicated circuit |
| Task lighting | 50-100W (<1A) | Can share circuit |
Competitive Comparison
| Operator | Typical Setup | Daily Experience |
|---|
| Budget Operators | Shared circuits (2-3 suites per 20A) | Frequent breaker trips, frustrated tenants |
| Standard Franchise | 1 dedicated + 1 shared circuit | Occasional issues at peak times |
| Luxa Spec | 2x dedicated 20A per suite | Zero circuit conflicts |
Luxa Advantage: Dedicated circuits per suite eliminate the #1 operational complaint at budget competitors. Professional reliability at competitive prices.
4. HVAC/Ventilation Standards
Why It Matters
Salon chemicals (hair color, bleach, nail products) create airborne compounds that affect air quality. OSHA regulates formaldehyde exposure (0.75 ppm 8-hr average), and nail services require specific exhaust ventilation per the International Mechanical Code. Even for hair-only operations, inadequate fresh air leads to "stuffy" suites and tenant health complaints. Proper ventilation is both a regulatory requirement and a comfort differentiator.
Target Specification
| Element | Specification | Notes |
|---|
| Fresh Air | 15 CFM per person minimum | Rod Gervais standard |
| Temperature Control | Individual suite thermostat preferred | Mini-split or zoned system |
| Ductwork | Rigid metal, lined | No flex duct in occupied spaces |
| Return Air | Common corridor (not in-suite) | Sound isolation |
| Nail Services (if offered) | 50 CFM source capture within 12" | IMC code requirement |
HVAC Configuration Options
Option A: Packaged Rooftop Unit (RTU)
- Central system with zone dampers
- Fresh air economizer
- Temperature: Common setpoint with individual trim
- Cost: Lower initial, higher operating
- Best for: Open floor plan, simpler design
Option B: Mini-Split System (VRF)
- Individual air handlers per suite or zone
- Direct expansion, no ductwork in occupied space
- Temperature: True individual control
- Cost: Higher initial, lower operating
- Consideration: Does NOT provide fresh air - must add dedicated OA unit
Recommendation: Evaluate during site selection based on building shell.
If mini-split: Add dedicated outdoor air system (DOAS) for ventilation.
Nail Services Ventilation (If Offered)
If Luxa offers nail service suites, each nail station requires:
Source Capture:
- 50 CFM exhaust minimum per station
- Capture point within 12" horizontal/vertical of work area
- Dedicated exhaust (NOT recirculated)
- Ducted to exterior
Products Requiring Ventilation:
- Acrylic monomers (MMA, EMA)
- Gel UV/LED systems
- Dip powder systems
- Nail polish/remover (acetone)
Compliance: Per International Mechanical Code (IMC)
Note: This significantly increases HVAC cost; decision needed in Phase 4/6
Competitive Comparison
| Operator | HVAC Approach | Air Quality |
|---|
| Budget Operators | Office-grade HVAC, no modifications | Stuffy, chemical buildup common |
| Standard Franchise | Basic salon HVAC, shared systems | Acceptable for hair services |
| Luxa Spec | Fresh air compliant, individual control, source capture option | Professional grade, regulatory compliant |
Luxa Advantage: Proper ventilation protects tenant health and meets OSHA requirements. Individual temperature control is a premium feature that most operators skip.
5. Flooring Standards
Why It Matters
Salon floors take serious abuse: water from shampoo bowls, hair color stains, chemical spills, heavy foot traffic, and rolling equipment. Carpet stains permanently and traps hair. Hardwood warps from water exposure. Cheap vinyl fails within 1-2 years. The right flooring choice affects maintenance costs, appearance, and tenant satisfaction for the life of the facility.
Target Specification
| Element | Specification | Notes |
|---|
| Primary Material | Luxury Vinyl Plank (LVP) or Porcelain Tile (PEI 5) | Waterproof, durable |
| Water Resistance | 100% waterproof | Salon essential |
| Scratch Resistance | Commercial grade | Chair casters, equipment |
| Chemical Resistance | Resistant to salon chemicals | Hair color, acetone, bleach |
| Wear Layer | 20 mil minimum for LVP | Commercial longevity |
| Tile Rating | PEI 5 if porcelain | Heavy commercial traffic |
| Comfort | LVP preferred for standing comfort | Underfoot cushion |
Flooring Selection Guide
LVP (Luxury Vinyl Plank) - RECOMMENDED
Pros:
- 100% waterproof
- Comfortable underfoot (important for standing professionals)
- Easy replacement of damaged planks
- Cost-effective ($4-8/sq ft installed)
- Commercial wear layer available (20+ mil)
- Multiple style options (wood look, stone look)
Cons:
- Can scratch from heavy dragging
- Not as premium feel as real tile
- Requires flat subfloor
Best For: Most suites, especially hair services
---
Porcelain Tile (PEI 5)
Pros:
- Extremely durable
- Premium appearance
- Easy to clean chemicals
- Virtually indestructible
Cons:
- Hard underfoot (fatigue for standing)
- Grout lines can stain
- Higher cost ($8-15/sq ft installed)
- Cold feel
Best For: Common areas, reception, high-end executive suites
What to Avoid
| Material | Why Avoid | Risk |
|---|
| Carpet | Stains permanently, traps hair, absorbs chemicals | Replacement every 2-3 years |
| Hardwood | Water damage, warping, scratching | Expensive repairs, safety hazard |
| Sheet Vinyl | Cheap appearance, difficult repairs | Tenant perception, durability |
| Laminate | NOT waterproof, edges swell | Water damage guaranteed |
Competitive Comparison
| Operator | Typical Flooring | Quality/Durability |
|---|
| Budget Operators | Sheet vinyl or cheap LVP | Replacement within 2-3 years |
| Standard Franchise | Commercial LVP (standard grade) | 5-7 year lifespan |
| Luxa Spec | Premium LVP (20+ mil) or porcelain | 10+ year lifespan |
Luxa Advantage: Investing in premium flooring reduces long-term maintenance costs and provides a noticeably higher-quality aesthetic that tenants and clients appreciate.
6. Parking Requirements
Why It Matters
Parking availability directly affects tenant success. If clients can't park, they don't visit. If tenants can't park their own vehicles conveniently, they'll move to a competitor with better parking. Salon suites have high parking demand because every suite has simultaneous clients. Inadequate parking is the #1 site selection mistake.
Target Specification
| Element | Specification | Notes |
|---|
| Parking Ratio | 4-5 spaces per 1,000 sq ft | Salon suite industry standard |
| 18-Suite Facility (3,500 sf) | 14-18 spaces minimum | Based on ratio |
| Peak Consideration | Evening/weekend = peak hours | Must accommodate simultaneous clients |
| ADA Parking | Per local code | Typically 1 per 25 spaces |
| Tenant Parking | Designate 1-2 spaces for tenants | "Employee" parking |
Parking Calculation
3,500 sq ft facility:
- At 4 spaces/1,000 sf: 14 spaces minimum
- At 5 spaces/1,000 sf: 18 spaces recommended
Peak Hour Analysis:
- 18 suites x 80% occupancy x 1 client each = 14-15 client vehicles
- 18 tenants x 50% on-site simultaneously = 9 tenant vehicles
- Total peak demand: 23-24 spaces
Recommendation: Prioritize sites with 20+ dedicated spaces
Parking Evaluation Checklist
| Factor | Evaluate | Deal Breaker? |
|---|
| Total Spaces | 4+ per 1,000 sq ft | YES if under 4:1000 |
| Dedicated vs. Shared | Dedicated preferred | Shared OK if adequate |
| Visibility from Suite | Clients should see their cars | No, but affects comfort |
| Lighting | Well-lit for evening clients | Safety concern |
| Surface | Paved, striped, maintained | Reflects on facility |
| ADA Compliance | Accessible spaces near entrance | Code requirement |
Competitive Comparison
| Operator | Parking Situation | Impact |
|---|
| Strip Mall Locations | Shared, often insufficient | Client/tenant complaints |
| Standalone Buildings | Dedicated, adequate | Preferred |
| Luxa Requirement | 4-5/1000 minimum, dedicated preferred | No parking complaints |
Luxa Site Selection Implication: Reject any property that cannot meet 4:1000 parking ratio. This is a hard constraint.
7. Building Shell Requirements
Why It Matters
Building shell characteristics determine layout flexibility and tenant experience. Low ceilings feel cramped. No windows feel institutional. Poor visibility hurts marketing. Shell constraints cannot be easily changed after lease signing. Evaluate shell carefully before committing to a site.
Target Specification
| Element | Specification | Notes |
|---|
| Ceiling Height | 10 ft minimum (preferred), 9 ft acceptable | Drop ceiling reduces usable |
| Natural Light | Street-facing suites preferred | Windows increase rent tolerance |
| Visibility | Ground-level with signage visibility | Marketing advantage |
| Loading | Rear access for equipment delivery | Operational preference |
| Column Spacing | Wide spans preferred | Affects suite layout |
| Floor Load | Standard commercial OK | Salon equipment is light |
Shell Feature Impact
| Feature | Impact | Priority |
|---|
| 10 ft+ Ceiling | Premium feel, lighting options | HIGH |
| Street Windows | Natural light for color work | HIGH |
| Corner Location | Two-sided visibility, natural light | MEDIUM |
| Rear Access | Move-in/out ease, deliveries | LOW |
| Open Floor Plan | Maximum suite layout flexibility | HIGH |
Building Configuration Preferences
Preferred:
- Ground floor (visibility, accessibility)
- Strip retail or standalone
- 10+ ft ceiling height
- Street-facing windows
- Minimal interior columns
- Rear service access
Acceptable:
- Second floor (with elevator access)
- 9 ft ceiling (minimum)
- Limited or no windows
- Interior columns (work around)
Not Recommended:
- Below grade (basement)
- Heavy industrial appearance
- Under 9 ft ceiling
- Limited emergency egress
Shell Requirements for Phase 6 Site Selection
| Requirement | Minimum | Preferred | Notes |
|---|
| Ceiling Height | 9 ft | 10 ft+ | After drop ceiling |
| Gross Square Footage | 2,800 sf | 3,200-3,500 sf | 18 suites + common |
| Floor | Ground or 2nd w/ elevator | Ground | Accessibility |
| Natural Light | Not required | Windows preferred | Color work benefit |
| Column Spacing | <20 ft workable | 25 ft+ open spans | Layout flexibility |
8. Fire & Safety Requirements
Why It Matters
Commercial occupancies require fire suppression systems, emergency egress, and safety equipment. Non-compliance results in permit denials, certificate of occupancy issues, or insurance problems. Verify fire/safety requirements during site selection to avoid surprise costs.
Target Specification
| Element | Specification | Notes |
|---|
| Sprinkler System | Required (wet system typical) | Commercial standard |
| Fire Extinguishers | Per code (typically 75 ft travel) | Mounted, inspected annually |
| Emergency Lighting | Battery backup at exits | Illuminated path to egress |
| Exit Signage | Illuminated, per code | Above all exits |
| Fire Alarm | Per code (may require pull stations) | Depends on occupancy type |
| Egress | Two exits required (typical) | Depends on occupancy load |
Fire Safety Checklist
Pre-Lease Verification:
[ ] Building has sprinkler system (or cost to add)
[ ] Fire alarm system exists and is current
[ ] Two points of egress available
[ ] Emergency lighting in place
[ ] Exit signs illuminated
Build-Out Requirements:
[ ] Fire extinguisher placement per code
[ ] Emergency egress path clear
[ ] Exit signage at all exits
[ ] Fire separation between suites if required
[ ] Coordinate with fire marshal on plan review
Verify With Local Authority
| Authority | Verify | When |
|---|
| Fire Marshal | Sprinkler adequacy, exit requirements | Before lease signing |
| Building Department | Change of use permits | Before lease signing |
| Insurance Company | Fire system requirements | Before build-out |
Common Fire/Safety Issues
| Issue | Impact | Prevention |
|---|
| No Sprinklers | $15-30K to add, or lease rejection | Verify before lease |
| Single Egress | Occupancy limit may block layout | Verify building plans |
| Outdated Alarm | Upgrade required for permit | Verify system age |
| Fire Separation | May require rated walls between suites | Unlikely for B occupancy |
Luxa Site Selection Implication: Include fire marshal consultation in site evaluation process. Do not sign lease until fire/safety requirements are confirmed.
Site Selection Checklist Summary
This checklist consolidates building shell requirements for Phase 6 reference.
Critical Requirements (Must Have)
| Requirement | Minimum | Verification |
|---|
| Parking | 4 spaces per 1,000 sf (14 minimum) | Count spaces |
| Ceiling Height | 9 ft after drop ceiling | Measure |
| Square Footage | 2,800 sf minimum | Verify lease |
| Fire Suppression | Existing sprinkler system | Visual inspection |
| ADA Access | Accessible entry, restroom capable | Walk-through |
| Electrical Service | 100A+ available or upgradeable | Verify with landlord |
Important Requirements (Should Have)
| Requirement | Preferred | Impact if Missing |
|---|
| Ceiling Height | 10 ft+ | Less premium feel |
| Windows/Natural Light | Street-facing | Color work limitation |
| Ground Floor | First floor | Marketing/accessibility |
| Parking | 5 spaces per 1,000 sf (18+) | Peak hour constraints |
| Loading Access | Rear door | Minor inconvenience |
Deal Breakers
| Condition | Action |
|---|
| Under 4 spaces per 1,000 sf parking | REJECT site |
| Under 9 ft ceiling height | REJECT site |
| No sprinkler system (and cannot add economically) | REJECT site |
| No ADA-compliant path possible | REJECT site |
| Single point of egress only | CONSULT fire marshal before proceeding |
Competitive Summary
Luxa vs. Franchise Standards
| Category | Franchise Standard | Luxa Standard | Advantage |
|---|
| Soundproofing | STC 36-40 | STC 48-52 | 20-30% better privacy |
| Lighting CRI | 80-85 | 90-95 | Professional color accuracy |
| Electrical | 1-2 circuits shared | 2 dedicated per suite | Zero circuit conflicts |
| HVAC | Shared zones | Individual control option | Tenant comfort |
| Flooring | Standard LVP | Premium LVP/porcelain | 2x lifespan |
Value Proposition Validation
These specifications validate the Phase 3 claims:
| Claim | Specification Support |
|---|
| "Superior build quality" | STC 48-52 walls, premium flooring, CRI 90+ lighting |
| "Professional lighting" | CRI 90+, 4000-5000K, 50 fc at workstation |
| "Proper ventilation" | 15 CFM fresh air, individual control, nail capture option |
| "Premium amenities" | Premium LVP, dedicated circuits, thoughtful design |
Building Standards Complete - Ready for Phase 9 Contractor Reference
Phase 4: Experience & Design Standards - Plan 01 Complete