Suite Specifications

Overview

This document provides complete specifications for each of the four suite tiers at Luxa Salon Suites. These specifications ensure consistent build quality across all units while allowing flexibility for specialty service types.

Key Constraints from Prior Phases:

• Suite tiers: Standard (100 sqft), Plus (130 sqft), Large (160 sqft), Executive (200 sqft)
• Suite mix: 8 Standard, 5 Plus, 3 Large, 2 Executive (18 total)
• Pricing: $285/$315/$345/$385 per week
• Building standards: STC 48-52 walls, CRI 90+ lighting, 2x 20A circuits minimum

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Suite Tier Comparison

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Standard Suite (100 sq ft) - 8 Units

Overview

The Standard suite is the entry-level offering designed for solo practitioners transitioning from booth rental. Compact but fully functional, it provides everything needed to operate independently.

Target Tenants: New independents, booth rental converts, lash technicians, barbers, single-service providers

Weekly Rate: $285 | Monthly Rate: $1,140

Dimensions & Layout

+---------------------------+
|                           |
|     [STYLING STATION]     |
|    Mirror + Chair (36")   |
|                           |
|  [Cart]         [Outlet]  |
|                           |
|  [Storage Cabinet]        |
|  (Wall-mounted)           |
|                           |
|     [ENTRY DOOR]          |
|        (36")              |
+---------------------------+

Dimensions: 10'-0" x 10'-0" (100 sq ft)
Alternative: 8'-0" x 12'-6" (100 sq ft)

Clear floor space: 70+ sq ft
Work zone: 30 sq ft minimum

Specifications

Electrical

Plumbing

Note: Standard suites may be built without in-suite plumbing to reduce cost. Shared shampoo access in common area compensates. Offer in-suite bowl as upgrade option.

Lighting

Storage & Fixtures

HVAC

Optional Upgrades (Tenant-Requested)

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Plus Suite (130 sq ft) - 5 Units

Overview

The Plus suite is designed for established professionals who need room to grow. The additional 30 sq ft accommodates a shampoo bowl and space for potential double-booking or assistant work.

Target Tenants: Established stylists, estheticians, dual-service providers, massage therapists

Weekly Rate: $315 | Monthly Rate: $1,260

Dimensions & Layout

+----------------------------------+
|                                  |
|      [STYLING STATION]           |
|     Mirror + Chair (36")         |
|                                  |
|  [Cart]                [Outlet]  |
|                                  |
|  [SHAMPOO BOWL]    [Storage]     |
|    (backwash)      (cabinets)    |
|                                  |
|        [ENTRY DOOR]              |
|           (36")                  |
+----------------------------------+

Dimensions: 10'-0" x 13'-0" (130 sq ft)
Alternative: 11'-0" x 12'-0" (132 sq ft)

Clear floor space: 90+ sq ft
Work zone: 45 sq ft
Shampoo zone: 25 sq ft

Specifications

Electrical

Plumbing

Lighting

Storage & Fixtures

HVAC

Optional Upgrades

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Large Suite (160 sq ft) - 3 Units

Overview

The Large suite accommodates two full workstations, making it ideal for partners, mentors with assistants, or professionals offering multiple services. The additional space allows for separate work zones.

Target Tenants: Partners, mentor/assistant teams, multi-service providers (hair + nails, etc.)

Weekly Rate: $345 | Monthly Rate: $1,380

Dimensions & Layout

+----------------------------------------+
|                                        |
|  [STATION 1]          [STATION 2]      |
|  Mirror+Chair         Mirror+Chair     |
|    (36")              (optional)       |
|                                        |
|  [Cart]    [SHAMPOO]    [Cart]         |
|            (backwash)                  |
|                                        |
|  [Storage]             [Retail/        |
|  (cabinets)             Display]       |
|                                        |
|          [ENTRY DOOR]                  |
|             (36")                      |
+----------------------------------------+

Dimensions: 10'-0" x 16'-0" (160 sq ft)
Alternative: 12'-0" x 13'-4" (160 sq ft)

Clear floor space: 110+ sq ft
Work zone 1: 40 sq ft
Work zone 2: 40 sq ft
Shampoo/Storage: 30 sq ft

Specifications

Electrical

Plumbing

Lighting

Storage & Fixtures

HVAC

Optional Upgrades

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Executive Suite (200 sq ft) - 2 Units

Overview

The Executive suite is the premium offering for high-volume professionals or those requiring multiple service stations. These suites support up to three workstations with full amenities and premium finishes.

Target Tenants: Premium operators, full-service aesthetics, medical aesthetics overflow, high-volume stylists with assistants

Weekly Rate: $385 | Monthly Rate: $1,540

Dimensions & Layout

+------------------------------------------------+
|                                                |
|  [STATION 1]    [STATION 2]    [WORK AREA]     |
|  Mirror+Chair   Mirror+Chair   (prep/assist)   |
|    (36")          (36")                        |
|                                                |
|  [Cart]      [SHAMPOO AREA]        [Cart]      |
|              Dual Bowls OR                     |
|              Bowl + Spa Sink                   |
|                                                |
|  [Full Cabinetry]        [Waiting/             |
|  Storage + Counter       Consultation]         |
|                                                |
|  [Retail Display]        [ENTRY DOOR]          |
|                             (36")              |
+------------------------------------------------+

Dimensions: 10'-0" x 20'-0" (200 sq ft)
Alternative: 12'-6" x 16'-0" (200 sq ft)

Clear floor space: 140+ sq ft
Work zone 1: 40 sq ft
Work zone 2: 40 sq ft
Shampoo zone: 30 sq ft
Consultation/waiting: 30 sq ft

Specifications

Electrical

Plumbing

Lighting

Storage & Fixtures

HVAC

Optional Upgrades

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Specialty Suite Variations

Certain professional types require specific modifications to the base suite specifications. The following variations can be applied to any tier (subject to minimum size requirements).

Nail Suite Variation

Applicable to: Any tier (Standard minimum recommended) Additional Requirements: Ventilation for nail products (acrylic, gel, dip powders)

Layout Modification:

+---------------------------+
|                           |
|     [NAIL TABLE]          |
|   with exhaust capture    |
|     [Client Chair]        |
|                           |
|  [UV/LED  ]   [Storage]   |
|  [Lamp    ]   (sealed)    |
|                           |
|  [Supply Cabinet]         |
|                           |
|     [ENTRY DOOR]          |
+---------------------------+

Exhaust: 50 CFM capture within 12" of work area
Duct: Direct to exterior (not recirculated)

Cost Impact: Add $2,000-4,000 for ventilation system per suite

Decision Point: Phase 6 site selection should determine if nail services will be offered. If yes, design HVAC to accommodate during build-out.

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Esthetics/Skincare Suite Variation

Applicable to: Plus tier minimum (130 sq ft required for treatment table) Additional Requirements: Low-light capability, treatment table space, water access

Layout Modification:

+----------------------------------+
|                                  |
|       [TREATMENT TABLE]          |
|    (full recline capability)     |
|                                  |
|  [Steamer]           [Cart]      |
|  [Mag Lamp]                      |
|                                  |
|  [Storage/          [Mirror/     |
|   Supplies]          Vanity]     |
|                                  |
|        [ENTRY DOOR]              |
+----------------------------------+

Lighting: Full blackout capability
Dimming: 0-100% on all fixtures
Ambiance: Spa-like, calming

Cost Impact: Add $500-1,000 for enhanced lighting controls

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Massage Therapy Suite Variation

Applicable to: Plus tier minimum (130 sq ft for comfortable table access) Additional Requirements: Quiet environment, dimmable lighting, minimal clutter

Layout Modification:

+----------------------------------+
|                                  |
|       [MASSAGE TABLE]            |
|    (360-degree access)           |
|                                  |
|  [Oil              [Music/       |
|  Warmer]           Sound]        |
|                                  |
|  [Storage]         [Changing     |
|                     Area]        |
|                                  |
|        [ENTRY DOOR]              |
+----------------------------------+

Environment: Quiet, warm, spa-like
Lighting: 100% dimmable, warm tones only
Sound: Sound masking recommended

Cost Impact: Add $300-500 for enhanced soundproofing priority and lighting

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Medical Aesthetics Suite Variation

Applicable to: Large or Executive tier only (160+ sq ft required) Additional Requirements: Medical-grade environment, enhanced storage, consultation area

Layout Modification:

+----------------------------------------+
|                                        |
|  [TREATMENT      [CONSULTATION]        |
|   CHAIR]         Table + Chairs        |
|                                        |
|  [Procedure      [Medical              |
|   Cart]          Supplies]             |
|                                        |
|  [Lockable       [Handwash             |
|   Storage]        Station]             |
|                                        |
|          [ENTRY DOOR]                  |
+----------------------------------------+

Compliance: Verify with Virginia Board of Nursing/Medicine
Insurance: Higher liability requirements
Licensing: Tenant must hold appropriate credentials

Cost Impact: Add $3,000-6,000 for medical-grade finishes and fixtures

Important Note: Medical aesthetics tenants must provide proof of appropriate medical licensing, supervision agreements, and enhanced liability insurance. Consult Phase 5 (Regulatory) for specific VA requirements.

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Fixture & Equipment Standards

Standard Fixtures Provided by Luxa

Fixtures Provided by Tenant

FF&E Budget Estimates (Per Suite)

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Build-Out Sequence Per Suite

Standard Construction Sequence

1. Frame walls - Metal studs per STC assembly spec
2. Rough electrical - Circuits to panel, outlet boxes
3. Rough plumbing - If shampoo bowl included
4. HVAC rough - Supply duct, diffuser location
5. Insulation - R-13 in all suite walls
6. First drywall - Base layer, acoustic sealant
7. Green Glue - Apply to first layer
8. Second drywall - Face layer, tape and finish
9. Prime and paint - Neutral color standard
10. Flooring - LVP installation
11. Electrical trim - Outlets, switches, lighting
12. Plumbing trim - Shampoo bowl, faucet
13. Cabinetry - Wall and base cabinets
14. Mirror - Styling mirror installation
15. Door hardware - Smart lock installation
16. Final inspection - Quality check
17. Touch-up - Paint, cleaning
18. Certificate of Occupancy - Before tenant move-in

Estimated Build-Out Time Per Suite

Note: Times assume sequential work on individual suite. Parallel construction of multiple suites significantly reduces overall project timeline.

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Quality Control Checklist

Pre-Occupancy Inspection

Soundproofing:

• Double drywall verified (both sides)
• Acoustic sealant at all perimeter visible
• No back-to-back outlets between suites
• Speech privacy test passed

Electrical:

• All circuits tested and labeled
• GFCI outlets trip correctly
• No buzzing or loose connections
• Load test (hair dryer on each circuit)

Plumbing:

• No leaks at shampoo bowl
• Hot water reaches temperature
• Drain flows freely
• Shut-off valves accessible

Lighting:

• All fixtures operational
• CRI 90+ at workstation verified
• Dimmer functions correctly (if installed)
• 50 fc measured at work surface

HVAC:

• Diffuser provides adequate airflow
• Temperature control responsive
• No excessive noise
• Return air path clear

Finishes:

• Paint even, no touch-up needed
• Flooring flat, no gaps or lifting
• Cabinets level and secure
• Mirror clean and properly mounted

Door/Access:

• Door closes and latches properly
• Smart lock programmed and tested
• Self-closer functions correctly
• ADA clearance verified (32" minimum)

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Suite Specifications Complete - Ready for Phase 9 Contractor Reference Phase 4: Experience & Design Standards - Plan 02 Task 1 Complete