Floor Plan Template
Layout template with suite placement, common areas, and traffic flow patterns.
Overview
This document provides floor plan templates for Luxa Salon Suites that can be adapted to different building shells within the 3,500-4,000 sq ft target range. The templates incorporate all constraints from Phase 3 (Concept) and Phase 4 (Building Standards) to ensure consistent quality regardless of site configuration.
Key Constraints:
- 18 suites total: 8 Standard (100 sf), 5 Plus (130 sf), 3 Large (160 sf), 2 Executive (200 sf)
- Common areas: ~700 sq ft (20% of gross)
- STC 48-52 soundproofing specification
- 4-5 parking spaces per 1,000 sq ft minimum
- ADA compliance throughout
1. Space Allocation Summary
Suite Space (66% of Gross)
| Tier | Count | Size (each) | Subtotal | Shampoo Bowls |
|---|---|---|---|---|
| Standard | 8 | 100 sq ft | 800 sq ft | 0 (shared access) |
| Plus | 5 | 130 sq ft | 650 sq ft | 5 |
| Large | 3 | 160 sq ft | 480 sq ft | 3 |
| Executive | 2 | 200 sq ft | 400 sq ft | 2-4 (dual option) |
| Total | 18 | - | 2,330 sq ft | 10-12 |
Common Areas (20% of Gross)
| Area | Target Size | Purpose | Priority |
|---|---|---|---|
| Reception/Waiting | 175 sq ft | First impression, client staging | Required |
| Break Room | 125 sq ft | Tenant amenity, networking | Required |
| Laundry Room | 90 sq ft | Towel/cape washing | Required |
| Restrooms (2) | 140 sq ft | ADA + standard | Required |
| Corridors | 170 sq ft | Circulation, ADA clearance | Required |
| Total | 700 sq ft | - | - |
Support Spaces (14% of Gross)
| Area | Target Size | Purpose |
|---|---|---|
| Mechanical/Electrical | 60 sq ft | HVAC, panels |
| Storage/Janitorial | 40 sq ft | Supplies, cleaning |
| Additional Corridor | 200 sq ft | Layout-dependent |
| Total | 300 sq ft | - |
Total Facility Summary
| Category | Square Feet | Percentage |
|---|---|---|
| Suite Space | 2,330 sf | 59% |
| Common Areas | 700 sf | 18% |
| Corridors | 370 sf | 9% |
| Mechanical/Storage | 100 sf | 3% |
| Wall Thickness | 430 sf | 11% |
| Total Gross | ~3,930 sf | 100% |
Note: Wall thickness accounts for STC 48-52 assembly (~7" total per interior wall). A 3,500-4,000 sf shell accommodates this layout comfortably.
2. Layout Principles
2.1 Core Efficiency Principles
| Principle | Implementation | Rationale |
|---|---|---|
| Central corridor | Suites on both sides of main corridor | Maximizes net-to-gross ratio |
| Plumbing stacked | Shampoo bowls share wet wall | Reduces plumbing cost 30-40% |
| Premium visibility | Executive/Large near entrance | Marketing, client accessibility |
| Service separation | Break/laundry at rear | Separates staff from client traffic |
| Natural light premium | Larger suites at windows | Higher-tier suites justify window access |
2.2 Suite Placement Guidelines
Near Entrance (Premium Visibility):
- Executive suites (2) - Most visible, showcase quality
- Large suites (1-2) - Second-tier visibility
- ADA-accessible suite - Near entrance for accessibility
Central Location (Core Revenue):
- Standard suites (8) - High-efficiency placement
- Plus suites (5) - Mix with Standard
Near Rear (Service-Oriented):
- Large suite (1) - Additional space for partners
- Nail suites (if any) - Ventilation access to exterior
2.3 Plumbing Layout Strategy
OPTIMAL WET WALL CONFIGURATION
================================
+---+---+---+---+---+
| P | P | P | L | E | <- Shampoo bowls share wall
+---+---+---+---+---+
| | | | | |
| | | | | |
========= CORRIDOR ===========
| | | | | |
| | | | | |
+---+---+---+---+---+
| S | S | S | S | S | <- Standard (no plumbing)
+---+---+---+---+---+
P = Plus (shampoo bowl)
L = Large (shampoo bowl)
E = Executive (dual shampoo option)
S = Standard (shared shampoo access)
Benefits:
- Single drain run serves multiple suites
- Hot water proximity reduces wait time
- Reduced plumbing material cost
2.4 Specialty Suite Placement
| Suite Type | Placement Consideration | Reason |
|---|---|---|
| Nail suites | Exterior wall | Ventilation exhaust access |
| Esthetics | Interior OK | No special ventilation |
| Massage | Away from high traffic | Noise sensitivity |
| Medical aesthetics | Near entrance | Client accessibility |
3. Floor Plan Options
Option A: Single Corridor Layout
Best for: Long, narrow building (20-25 ft wide x 150-180 ft long)
+===========================================================================+
| |
| +---------+---------+---------+---------+---------+ |
| | EXEC 1 | LARGE 1 | PLUS 1 | PLUS 2 | STD 1 | |
| | 200 sf | 160 sf | 130 sf | 130 sf | 100 sf | |
| | 10x20 | 10x16 | 10x13 | 10x13 | 10x10 | |
| | [SB][SB]| [SB] | [SB] | [SB] | | |
| +---------+---------+---------+---------+---------+ +--------+ |
| | | MECH | |
| | MAIN CORRIDOR (6 ft) | 60 sf | |
| | +--------+ |
| +---------+---------+---------+---------+---------+ |
| | EXEC 2 | LARGE 2 | LARGE 3 | PLUS 3 | STD 2 | |
| | 200 sf | 160 sf | 160 sf | 130 sf | 100 sf | |
| | 10x20 | 10x16 | 10x16 | 10x13 | 10x10 | |
| | [SB][SB]| [SB] | [SB] | [SB] | | |
| +---------+---------+---------+---------+---------+ |
| |
| ENTRANCE [RECEPTION 175 sf] |
| ========= |
| |
| +---------+---------+---------+---------+---------+ |
| | PLUS 4 | STD 3 | STD 4 | STD 5 | BREAK | |
| | 130 sf | 100 sf | 100 sf | 100 sf | ROOM | |
| | 10x13 | 10x10 | 10x10 | 10x10 | 125 sf | |
| | [SB] | | | | | |
| +---------+---------+---------+---------+---------+ |
| | +---------+ |
| | MAIN CORRIDOR (6 ft) | LAUNDRY | |
| | | 90 sf | |
| +---------+---------+---------+---------+---------+ +---------+ |
| | PLUS 5 | STD 6 | STD 7 | STD 8 | RR | | RR | |
| | 130 sf | 100 sf | 100 sf | 100 sf | (ADA) | | (STD) | |
| | 10x13 | 10x10 | 10x10 | 10x10 | 80 sf | | 60 sf | |
| | [SB] | | | | | | | |
| +---------+---------+---------+---------+---------+--+---------+ |
| |
| EMERGENCY EXIT |
+===========================================================================+
Dimensions: ~25 ft x 160 ft = 4,000 sq ft
Corridor: 6 ft wide (exceeds ADA 36" minimum)
[SB] = Shampoo Bowl
Option A Characteristics:
- Net-to-Gross: ~65%
- Corridor length: ~140 linear feet
- Wet wall runs: 2 parallel runs
- Natural light: End units only (unless side windows)
- ADA path: Single clear path, 6 ft wide
Option B: L-Shaped Corridor Layout
Best for: Corner building or irregular footprint
+=========================================+
| |
| +--------+--------+--------+ |
| | EXEC 1 | LARGE 1| PLUS 1 | |
| | 200 sf | 160 sf | 130 sf | |
| | 10x20 | 10x16 | 10x13 | |
| | [SB]x2 | [SB] | [SB] | |
| +--------+--------+--------+ |
| | | |
| | CORRIDOR (6 ft) +========+ |
| | | |
| +--------+--------+--------+ | |
| | EXEC 2 | LARGE 2| PLUS 2 | | |
| | 200 sf | 160 sf | 130 sf | RR | |
| | 10x20 | 10x16 | 10x13 | (ADA) | |
| | [SB]x2 | [SB] | [SB] | 80 sf | |
| +--------+--------+--------+--------+ |
| |
| ENTRANCE [RECEPTION 175 sf] |
| ========= |
| |
| +====== CORRIDOR (6 ft) ============|
| | |
| +--+-----+--------+--------+--------+ |
| | RR | BREAK | LAUND | MECH | |
| | (STD) | ROOM | RY | | |
| | 60 sf | 125 sf | 90 sf | 60 sf | |
| +-------+--------+--------+--------+ |
| | |
| | CORRIDOR (6 ft) |
| | |
| +--------+--------+--------+--------+ |
| | PLUS 3 | PLUS 4 | PLUS 5 | LARGE 3| |
| | 130 sf | 130 sf | 130 sf | 160 sf | |
| | 10x13 | 10x13 | 10x13 | 10x16 | |
| | [SB] | [SB] | [SB] | [SB] | |
| +--------+--------+--------+--------+ |
| | |
| | CORRIDOR (6 ft) |
| | |
| +-------+-------+-------+-------+ |
| | STD 1 | STD 2 | STD 3 | STD 4 | |
| | 100sf | 100sf | 100sf | 100sf | |
| +-------+-------+-------+-------+ |
| | |
| +-------+-------+-------+-------+ |
| | STD 5 | STD 6 | STD 7 | STD 8 | |
| | 100sf | 100sf | 100sf | 100sf | |
| +-------+-------+-------+-------+ |
| |
| EMERGENCY EXIT |
+=========================================+
Dimensions: ~60 ft x 70 ft (irregular) = ~4,000 sq ft
Option B Characteristics:
- Net-to-Gross: ~62%
- Corridor length: ~120 linear feet (L-shape)
- Wet wall runs: 3 separate runs (higher plumbing cost)
- Natural light: Potential on 2 sides (corner benefit)
- ADA path: Clear path with 90-degree turn (60" turning radius required)
Option C: Double-Loaded Corridor Layout
Best for: Wide rectangular building (40-50 ft wide x 80-100 ft long)
+=========================================================================+
| |
| +--------+--------+--------+--------+--------+--------+--------+ |
| | EXEC 1 | LARGE 1| LARGE 2| PLUS 1 | PLUS 2 | PLUS 3 | PLUS 4 | |
| | 200 sf | 160 sf | 160 sf | 130 sf | 130 sf | 130 sf | 130 sf | |
| | 10x20 | 10x16 | 10x16 | 10x13 | 10x13 | 10x13 | 10x13 | |
| | [SB]x2 | [SB] | [SB] | [SB] | [SB] | [SB] | [SB] | |
| +--------+--------+--------+--------+--------+--------+--------+ |
| | | |
| | MAIN CORRIDOR (6 ft) +----+ |
| | |MECH| |
| +--------+--------+--------+--------+--------+--------+--------+----+ |
| | EXEC 2 | LARGE 3| PLUS 5 | STD 1 | STD 2 | STD 3 | STD 4 | |
| | 200 sf | 160 sf | 130 sf | 100 sf | 100 sf | 100 sf | 100 sf | |
| | 10x20 | 10x16 | 10x13 | 10x10 | 10x10 | 10x10 | 10x10 | |
| | [SB]x2 | [SB] | [SB] | | | | | |
| +--------+--------+--------+--------+--------+--------+--------+ |
| |
| ENTRANCE [RECEPTION 175 sf] [BREAK 125 sf] |
| ========= |
| |
| +-------+-------+-------+-------+----------+---------+---------+ |
| | STD 5 | STD 6 | STD 7 | STD 8 | LAUND | RR(ADA) | RR(STD) | |
| | 100sf | 100sf | 100sf | 100sf | 90 sf | 80 sf | 60 sf | |
| | 10x10 | 10x10 | 10x10 | 10x10 | | | | |
| +-------+-------+-------+-------+----------+---------+---------+ |
| |
| EMERGENCY EXIT |
+=========================================================================+
Dimensions: ~50 ft x 80 ft = 4,000 sq ft
Option C Characteristics:
- Net-to-Gross: ~67% (most efficient)
- Corridor length: ~70 linear feet (shortest)
- Wet wall runs: 2 parallel runs (cost-efficient)
- Natural light: Available on 4 sides
- ADA path: Direct path, minimal turns
4. Suite Placement Guidelines
4.1 By Plumbing Needs
| Suite Type | Plumbing Requirement | Placement |
|---|---|---|
| Executive | Dual shampoo bowls | On wet wall, near hot water source |
| Large | Single shampoo bowl | On wet wall |
| Plus | Single shampoo bowl | On wet wall |
| Standard | No in-suite plumbing | Flexible, away from wet wall OK |
4.2 By Service Type
| Service | Placement Requirement | Reason |
|---|---|---|
| Hair (shampoo) | Wet wall access | Plumbing efficiency |
| Hair (dry cuts only) | Flexible | No plumbing needed |
| Nails | Exterior wall | 50 CFM exhaust to exterior |
| Esthetics | Interior OK | No special requirements |
| Massage | Away from entrance | Noise sensitivity |
| Barber | Flexible | Similar to hair |
4.3 ADA-Accessible Suite
Requirements:
- Locate near entrance (minimize travel distance)
- 36" clear door opening
- 60" turning radius inside suite
- Accessible path from parking to suite
Recommended Location:
- First Standard or Plus suite from entrance
- Ground floor (no elevator required)
- Clear path from ADA parking space
4.4 Premium Suite Visibility Matrix
| Position | Visibility Score | Best For |
|---|---|---|
| Window-facing, near entrance | 10/10 | Executive |
| Window-facing, mid-building | 8/10 | Large or Plus |
| Interior, near entrance | 7/10 | Plus or Standard |
| Interior, mid-building | 5/10 | Standard |
| Rear of building | 3/10 | Standard or service-focused |
5. Dimensions Reference Table
Suite Dimensions
| Tier | Min Width | Target Width | Length | Total SF |
|---|---|---|---|---|
| Standard | 8'-0" | 10'-0" | 10'-0" | 100 sf |
| Plus | 10'-0" | 10'-0" | 13'-0" | 130 sf |
| Large | 10'-0" | 12'-0" | 13'-4" | 160 sf |
| Executive | 10'-0" | 12'-6" | 16'-0" | 200 sf |
Door Dimensions
| Door Type | Width | Height | Notes |
|---|---|---|---|
| Suite entry | 36" | 80" | ADA compliant, solid core |
| Restroom (ADA) | 36" | 80" | Out-swing or sliding |
| Restroom (STD) | 32" | 80" | In-swing acceptable |
| Common area | 36" | 80" | Consistent with suite |
| Main entrance | 36" | 80"+ | Double door if traffic warrants |
| Emergency exit | 36" | 80" | Panic hardware |
Corridor Dimensions
| Measurement | Minimum | Target | Maximum |
|---|---|---|---|
| Main corridor width | 44" (ADA) | 60"-72" | 84" |
| Secondary corridor | 36" (ADA) | 48" | 60" |
| Dead-end corridor | 36" | 48" | Per code limit |
| Passing space | 60" x 60" | Every 200 ft | ADA requirement |
| Turning radius | 60" diameter | At all turns | ADA requirement |
Wall Assembly (STC 48-52)
| Component | Dimension | Notes |
|---|---|---|
| Metal studs | 3-5/8" | 24" O.C. |
| Drywall (each side) | 2 x 5/8" | Double layer with Green Glue |
| Total wall thickness | ~7" | Suite-to-suite |
| Acoustic sealant | All perimeter | Top track, bottom track, penetrations |
Ceiling Heights
| Area | Minimum | Target | Notes |
|---|---|---|---|
| Suites | 9'-0" | 9'-6" | After drop ceiling |
| Corridors | 9'-0" | 9'-6" | Consistent with suites |
| Reception | 9'-0" | 10'-0" | Premium feel if shell allows |
| Mechanical | 8'-0" | 8'-0" | Minimum for equipment |
6. Layout Adaptation Checklist
When adapting these templates to a specific site:
Pre-Design Verification
- Confirm gross square footage (target 3,500-4,000 sf)
- Verify ceiling height (9 ft minimum after drop)
- Check column locations and spacing
- Identify plumbing connection points
- Locate electrical panel and service
- Confirm emergency egress requirements
- Review parking count (4+ per 1,000 sf)
Layout Selection
- Match building shape to layout option (A, B, or C)
- Verify corridor width accommodates ADA (44" minimum)
- Confirm 60" turning radius at all direction changes
- Ensure two points of egress
- Position Executive suites for visibility
- Stack plumbing on wet wall(s)
Suite Placement
- Place ADA-accessible suite near entrance
- Group shampoo bowl suites on common wet wall
- Position nail suites near exterior wall (if any)
- Locate Standard suites flexibly to fill remaining space
- Verify each suite meets minimum dimension requirements
Common Area Placement
- Reception at main entrance with parking visibility
- Restrooms accessible from corridor
- Break room separated from laundry
- Laundry near rear (noise separation)
- Mechanical in accessible but discrete location
Final Verification
- All 18 suites fit within layout
- Common areas total ~700 sf
- Net-to-gross ratio 60%+ achieved
- Fire code compliance verified
- ADA path verified throughout
7. Cost Impact by Layout
Relative Costs by Option
| Cost Factor | Option A (Linear) | Option B (L-Shape) | Option C (Rectangle) |
|---|---|---|---|
| Framing | Moderate | Higher | Lower |
| Plumbing runs | Efficient | Less efficient | Most efficient |
| HVAC distribution | Longer runs | Complex | Shorter runs |
| Electrical runs | Longer | Complex | Shorter |
| Corridor flooring | More | More | Less |
| Overall | Baseline | +10-15% | -5-10% |
Plumbing Cost Variables
| Configuration | Relative Cost | Notes |
|---|---|---|
| Single wet wall | Lowest | All 10 bowls on one run |
| Dual wet wall (parallel) | Moderate | Split between 2 runs |
| Multiple wet walls | Highest | L-shape or scattered |
Recommendation: Prioritize Option C (Rectangle) when site allows for lowest build-out cost and highest efficiency.
8. Site-Specific Adaptation Notes
This template is designed for adaptation. When working with a specific site:
- Work with architect to adapt template to actual building dimensions
- Prioritize plumbing efficiency - adjust suite positions to minimize wet wall runs
- Verify with Fire Marshal - confirm egress meets local code before finalizing
- Adjust suite mix if needed - site constraints may require slight modifications
- Document all deviations - note any changes from template for contractor reference
Template Version: 1.0 Applicable Sites: 3,500-4,000 sq ft commercial shell, ground floor preferred
Floor Plan Template Complete - Ready for Site-Specific Adaptation Phase 9: Build-Out Planning - Plan 01 Task 1 Complete
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