Keep looking?

  • Thread starter Thread starter pdlstl
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pdlstl

pdlstl

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A partner and I are looking at a piece of commercial real estate with the idea of putting in a tracking studio targeted at acoustic music.

We've found a building which could serve a dual purpose function. It's 20'x70' and two story.

The downstairs area is open and is 20'x50'. The upstairs is an apartment which I would live in. In addition there is a one-car garage on the north end (right, in the attached drawing.

The major issue, which is why I'm here, is the downstairs section has a concrete slab of which 20'x30' is covered with a 12" high floor. The framing under this floor is constructed of 2"x12"'s on 12" centers with cross bracing. This was built because of two reasons. The slab is in very poor condition underneath and someone previously ran some sewer drain lines right across the top of the existing slab.

The framing is sheathed with 3/8" OSB.

If the existing floor was stripped of the OBS and replaced with something more substantial, how big of an issue will this floor be? Remember, there will be only acoustic instruments being tracked. No drums or amps. Would this work to have the live room(s) sitting on this hollow area?

Also the ceiling is 10' high over the slab and 9' over the built-up floor.

I'm enclosing a scale rendering of the downstairs. The window and door dimensions are just estimates.

It's possible that we can get it pretty reasonable and if the studio failed it could leased fairly easy after being gutted.

The electrical is all new.

Should we pass?

Earl

studio1.jpg
 
Are you planning to construct a separate control room in addition to the tracking room? If so, the 20x20 area would be a good place for a control room (just don't make it square) and since the floor in the other portion is not on the slab, it could act as a pseudo-floating floor for isolation from the control room (or you could do it the other way around, too).

As far as the floor goes, I'm not an expert but i think your plan is suitable for what you want to do, as long as the floor is stable (ie. it doesn't wobble when walked across and the floorboards don't creak).

I'd love to have a space like that to work with. Good luck.

Darryl.....
 
Darryl,

I am wanting to put the control room, live room, and vocal iso on the raised 20'x30' area.

The lower 20'x20' could be utilized for a small office and lounge area.

How bad will it be to have the control room and two tracking spaces on that same raised wood flooor? BTW, the floor is very stable but I would still want to beef it up.

I'm just wanting to find out if this is a do-able space before I begin on the design elements.

Thanks,

Earl
 
I think you'll get more sound transference through a common, raised wood floor, than you would through a common slab-on-grade floor.

The wastewater lines under the raised wood floor sounds suspect to me. That doesn' sound like it would meet ANY plumbing code. But I don't know for sure.

If the slab is in poor condition, chances are, so too is the foundation. I'd keep looking.
 
So what if the foundation is not perfect? It's not like you are buying the place

It's also possible that the walls were built on piles and the floor is a slab on grade, in which case the floor can bust up all it wants, the building might move a bit (because the slab is doweled) into the walls.

I guess a good question would be how long do you plan on staying there?

If only for a year, etc. Then I'd say sure

If you want something permanent than keep looking
 
If you aren't buying it, and places like that are really hard to come by in your area, then it would probably be ok. Personally I would probably pass on it though.

________________
Post indie electronic
Meriphew
www.meriphew.com
 
sae said:
So what if the foundation is not perfect?
Click to expand...
Then EVERYTHING else will be hosed.

pdstl hasn't weighed back in yet, but he did say the space included an apartment in which he plans to live. Even if he's not buying it, it sounds like a long term committment.
 
Thanks all.

Actually we are looking to buy. So, I'm going to recommend that we pass on this one.

Man, it would be close to perfect for our needs if it weren't for the floor issue...bummer.

Thanks and I'll run the next one by you.

Earll
 
Earll - why not float a new concrete slab on the original??

It will save you 6" of ceiling height as well. ;)

cheers
john
 
John,

This was actually an idea I had thought of. I'm whacked.

Actually, with 17 years experience as a field engineer in commercial high-rise construction, nothing seems undo-able to me.

12 yards of mud and presto! :D

Thanks,

Earl
 
It sounds to me like the upstairs apartment was added after
the original construction and the raised floor built to hide the
plumbing.This is not an uncommon practice when renovating
older buildings.(unless you know how to do the plumbing
work your self,this method is cheaper than hiring a plumber to bust the slab up,etc.,etc.)
The problem with floating a new concrete floor is that the
plumbing will be encased in concrete.This is NOT a good idea!
If you plan to permit the work you do on the building,it is a safe
bet that the building inspectors wont except your submittal if you
intend to encase the plumbing in concrete.Trust me,(master
plumber)you dont want to do this.
I would say that you should consider rebuilding the floor in un-
connected sections.One section for the control room,one for the
live room,one for the iso booth.
sheppard
 
sheppard,

I had considered building channels (similar to cable channels) where the plumbing runs.

The is a WC down at the original slab level so I think they had plumbing issues and didn't feel like digging.

There may be one pipe under there or 10. I just don't know.

The saga continues...

Earl
 
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