JETSET Pilates · Flagship Commons · Ashburn, VA

Sound Control Review.

A property-specific assessment of the proposed lease standard, prior use, and practical protections for Club Champion.

Prepared forSingh Investments Group LLC

PropertyFlagship Commons · Ashburn, VA

Proposed tenantJETSET Pilates

Adjacent tenantClub Champion

Issue dateJuly 11, 2026

StatusFinal Recommendation

§1

In brief

01Prior useBig Screen Store occupied the exact premises beside Club Champion.
02Current clauseSTC 42 and a 55 dB limit at four feet create a workable baseline, but require precision.
03RecommendationProceed with four targeted construction and operating protections.

§2

Current lease language

A workable baseline with four precision gaps.

JETSET · Source STC 42 Wall Club Champion · Protected

Fig. 01 Attenuation at the demising wall

STC 42 provides meaningful speech and mid-frequency attenuation, but it is not a guarantee against bass. The Owner gets more real-world protection from speaker placement, wall continuity, commissioning, and the operating limiter than from the rating alone.

Wall ratingSTC 0

Adjacent-space limit0 dB

Measurement point4feet from wall

§3

Clause analysis

Current clause, precision gap, lease response.

01 · Assembly

STC 42 demising wall

Meaningful speech and mid-frequency attenuation.

Gap

No assurance against bass, vibration, or sound flanking around the wall.

Fix

Full-height continuity, sealed penetrations, and treated flanking paths.

02 · Measurement

55 dB at four feet

A useful adjacent-space operating ceiling.

Gap

The scale, averaging interval, and background-noise treatment are undefined.

Fix

Define the standard as dBA Leq with a stated interval, correction method, and passing conditions.

03 · Operations

Passing pre-opening test

Demonstrates compliance at one moment in time.

Gap

Volume, equipment, or placement could change after commissioning.

Fix

Lock the limiter and condition the safe harbor on continued compliance and no perceptible vibration.

§4

Recommended lease controls

Four protections that close the practical gap.

01
Speaker location + isolationNo loudspeakers, subwoofers, tactile transducers, or other amplified-audio equipment mounted on, attached to, placed against, or directed toward the Club Champion wall. Vibration-isolating mounts or pads throughout.
02
Full-height acoustic assemblyThe STC 42 assembly continuous from finished floor to the underside of structure, with perimeter sealant and all joints and penetrations acoustically sealed. No back-to-back electrical boxes; ducts, ceilings, and other flanking paths treated.
03
Defined protocol + pre-opening commissioningDefine the 55 dB standard as dBA Leq over a stated measurement interval with background-noise correction, then test a representative class at maximum programmed volume against that protocol before opening. Any failure cured and retested.
04
Locked operating standard + conditioned safe harborThe system limiter secured at the passing level. The lease safe harbor applies only while the Tenant remains in full compliance with the construction, speaker-placement, testing, and operating requirements and causes no perceptible vibration in Club Champion.

Records check / no site visit required Ask ownership or property management whether Club Champion made any documented sound complaint during Big Screen Store's tenancy. A clean record materially strengthens the Owner's comfort package, although it does not prove the exact location or volume of prior audio displays.

§5

Owner sequence

From recommendation to controlled opening.

01Check the record
Ask ownership or management for any documented complaint during Big Screen Store’s tenancy.
02Draft the controls
Counsel incorporates the four protections into the lease documents.
03Review the build
Confirm the full-height assembly, sealed joints, and treated flanking paths.
04Commission the system
Test a representative class at maximum programmed volume against the defined protocol.
05Release for opening
Secure the limiter at the passing level; the safe harbor holds only in continued compliance.