New Studio Design/Build in Oakland Ca

I am a Long time lurker and researcher looking for some help and advice on a new build in Oakland California. I'm looking for help with CR and booth locations as well as shape & size. I have some specific space issues outlined in this post and noted in the drawing. Project overview: The goal: Construct control room for mixing music & multi-channel audio (5.1 - 7.1 film and theatre sound design). Construct booth for voice-over, vocal and instrumental performance. Leave enough ROOM for future tracking room / foley lab. Leave section with 40' height clearance open. Acoustic performance (preliminary): I mix under the recommended level (-20dbfs = <85db spl @ mix position) Control room needs more or less 50db of iso from booth and a bit more from the outside I think Booth needs 50db of iso from CR and quite a bit more from the outside world, pending budget. The Area: Large mixed-use industrial unit in urban area. Neighbors are photographers, circus performers and artsy types. Relatively little traffic noise for urban area. No subway noise. No big airplane noise to speak of. Occasional bus and garbage truck noise in the mornings. Very minor HVAC noise from HVAC units located on roof of adjacent unit (about 50' from my roof). Primarily high frequency... doesn't even tickle the meter in the LF. The building: Steel frame (I think...) & brick wharehouse 40' ceiling height (30' unhindered) in 1/2 of unit. This MUST be kept mostly clear. ~20' ceiling hight (14' unhindered) in the rest of unit. This is where the CR and booth assemblies should live. 100 amp service. Talking with building manager about dedicated 50 amp service for studio... we'll see. Ceiling is exposed wooden planks and beams with a few skylights Roof is tar paper/tar shingle stuff (need to investigate further) The construction (Very preliminary): So far, I'm leaning towards using John's inside-out double-leaf construction. Room within a room, 2x4 studs, 3 layers 5/8" drywall with GG etc. Wall assemblies would sit on the slab, ceiling sits on walls. My goal for the construction is efficiency and practicality. I would like to keep things as simple as possible and I am willing to sacrifice some acoustic performance in the interest of keeping things simple. That said, I'm taking the doors, windows and HVAC very seriously because I know those components can "undo" good wall design. Ideally this would be a %100 DIY job for my studio partner and I... We'll see about that. Ha! Me: Musician/engineer/sound designer and tech. Construction and electrical experience. 15 years of working tech in theatre, I've built and serviced many, many things. I will be assisted by my studio partner and whatever labor I'm FORCED to use to get the job done. The Budget: I have about $4000 to get started with another $900/month to spend up to $8,000 or so. I'm willing to fudge this number up a bit for convincing arguments. I don't have credit cards and I won't take out a loan... Just FYI. This budget is for CR and booth construction only. I will make a new budget for the tracking room project... assuming it's even feasible with the layout. The wrap up: :blah: I'm trying to cram a CR, Booth, and a (future) tracking/ foley room into this space without encroaching too much into the large open area with 40' ceilings. Insane? There are a few parameters, please let me know if I need to update the drawing. I've tried to make it as clear as possible. RED areas are off limits. BLUE area is possibly OK. YELLOW lines are existing overhead beams. GREEN areas are %100 good for building. Thanks!

Here's an updated Sketchup with an extra dimension (3D!). I'm looking for control room & booth size and location help... the space is pretty odd as you can see. -B

i'd put the CR into the single largest green area and build the booths into the smaller space as it sounds like the bulk of work is in the mix area. for foley you'll want to examine the existing noise conditions (like LF) to determine what you'll need for isolation.