Vasari · Master Plan

Right now — this week & next

Pulled from Nanoclaw (Vasari PM). Top of the page on purpose — if it's not here, it's not happening this week.

VE outcomes locked (Apr 30)

Flooring: All tile eliminated. LVP throughout (4–4.5mm glue-down). Shower tile removed ($187K saves); cork → LVP saves ~$72K more. Randy's + Sobaskis competing bids in progress.
Millwork: Hollow-core white doors, standard height. Narrow 2.25" casing, MDF baseboards, flat panel, Schlage levers.
Cladding/Masonry: ACM panels ($90/sf) → LP SmartSide + flush-seam vertical panels. Parapet cut 4–4.5 courses. Box panel on stairwell tower. Jake to break out cladding as standalone budget line item (currently bundled with windows).
Fixtures: Kohler → ProFlow/Moen (toilets + faucets). Aquatic shower bases preferred; Onyx/tile fallback.
Roofing: West Branch to price Invisi-Weld vs. fully-adhered (Jake).
Cabinets: Heartland quote due within 4 days (Jake). Drawings shared with KBD + Corridor for apples-to-apples.
Windows: Justin scheduling Lite/Pella meeting.
ExactCore: Video call with Omaha rep to evaluate on sound performance before committing.

Still open this week

Construction: Dan Drendel call — invoice #2025.09-015 ($40,775 due Apr 30).
Construction: Brick selection — Brad Bunn (King's) follow-up needed to unlock budget.
Financing: Elevator upgrade — $20K for 150→300 fpm; decision pending.
Level 1 Design: Chuck Marie check-in ongoing. Café first-look early June.
WFHTC Grant: Community input form, FEMA screenshot, economic impact narrative — due Jun 10.

Next week (May 5 – May 9)

Construction: Jake + Justin compile full bid packet. Incorporate all VE pricing into updated budget.
Branding: Rachael Gibilterra engaged — building wrap in Vasari branding is immediate priority.
Leasing Office: Buildout started (landlord side). Opens Aug 1.
Appraisal: Completing May 8–9 — unlocks loan package.
Vasari Health: AI concierge protocol depth — longevity / GLP-1 / HRT foundations.
Wellness Festival: Vendor application page concept — Downtown Iowa City, Aug 22.

Roby's open items

Research cost-effective door handle/lock options
Follow up with electrical contractor for itemized quote
Reach out to Wal re: electronic strike pricing for unit entries
Whole-building water filtration — research for marketing angle
Air quality add-on (~$30/unit) — explore as marketing feature for athlete tenants
Ideal Cabinetry quote received: $5,949.70 (1BR L-shape, Standford Vanguard Oak)

Watching

Kohler partnership — good/better/best pricing matrix + Tom intro (outstanding)
Kitchen appliances — Midea out, need alternate vendor
BODYROK franchise — Chicago visit TBD
Appraisal — May 8–9, gating loan approval

Last updated by Nanoclaw · May 1, 2026 · 5:56 AM

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Construction

VE sub meetings

Appraisal in flight

CMS Design

DD weekly check-ins

LobbyOS

Self-touring + screening sprints

Vasari Health

Polish & deploy (P0)

Marketing

Photography brief

Construction & Financing · this 2 weeks

Finishes selection sprints — book the working sessions; no "we'll come back to it."
Sub pricing conversations on each locked finish — Hodge coordinates.
Keep appraiser fed: comps, leasing pipeline traction, pro forma.

CMS · this 2 weeks

Cafe DD wrap-up — finishes, equipment, layout signed off.
Wellness Club DD wrap-up — Pilates, sauna, plunge, IV/NAD+ recovery program.
Active Residential interiors (44 units) — Roby managing. VE in progress: reviewing all vendor quotes line by line.

LobbyOS · this 2 weeks

LOS-597 self-touring — flow + access integration with Swiftlane.
LOS-603 application & screening — apply form + screening provider.
LOS-537 waitlist admin — auto-promotion logic.

Vasari Health · this 2 weeks

Railway production deploy + custom domain + SSL + health checks.
AI personality system: tone, name, gender-aware from day one.
Message post-processing: multi-bubble splits, content filters.
Oura OAuth complete + daily sync cron.
Outbound message queue + iMessage typing/read receipts/tapbacks.

Marketing Site · this 2 weeks

Photography brief + shoot scheduling.
Content brief: blog topic ladder + ApartmentComplex schema plan.

Decisions due in this 2 weeks

Owner / scope for residential FF&E (CMS is cafe + wellness only).
Photography vendor + shoot date.
Hard finish-lock cutoff date (target: end of W3, May 17).

Critical milestones · next 4 weeks

May 17: Finishes locked. P500 reflects locked GMP.
May 24: Appraisal completed. Loan package out the door.
May 17: Vasari Health polish complete — storefront next.

Don't get pulled into

CareValidate / Quest / PerfectRx integration code (contracts can start; code starts W7+).
Agent architecture, memory extraction, photo food (Phase 3 — W14+).
Private label sourcing.
Public marketing launch.

Apr

May

Jun

Jul

Aug

Sep

Oct

W10

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Construction & Fin.

VE + finishes lock

Loan package → close

Construction execution

CMS Design

DD wrap-up

CDs · VE · procurement

LobbyOS

Leasing pipeline

Reservations → public launch (Sep)

Vasari Health

Polish → Soft launch (W9)

Integrations + AI foundations

Public launch

Marketing Site

Photography · content · SEO

Build-out → live (Sep)

Construction & Fin. CMS Design LobbyOS Vasari Health Marketing Planned (not locked)

1 · Construction & Financing

Top priority · gates everything else

When	Item	Notes
W1–W3 · Apr 27 – May 17	Finishes selection sprints + sub pricing conversations	Hodge + subs locked into firm prices. Coordinate with CMS DD outputs. P500 logs every quote.
W1–W4	Appraisal in flight	Already kicked off. Keep appraiser supplied with comps + pro forma updates.
W3 · May 11 – May 17	Finishes locked → final budget package	Locked GMP into P500. Single biggest schedule risk on the page.
W4–W5	Loan package submitted to bank	Locked budget + fresh appraisal + leasing pipeline traction = bank package.
W6–W8	Loan official approval / close	Conditional approval likely earlier; formal close gated on appraisal + GMP.
W9+ · ongoing	Construction execution + draws via P500	Vertical construction Jun–Sep, then interior build-out.

2 · CMS · Cafe + Wellness Club

Hospitality scope only — not residential units

When	Item	Notes
W1–W4	DD wrap-up	Cafe + wellness club finishes, equipment, layout. Specs ready for sub pricing.
W5–W12	CDs · pricing · VE	Construction docs out. VE pass to hold the locked GMP.
W13–W24+	Procurement (cafe FF&E + wellness equipment)	Long-lead items first. Coordinate with vertical construction.
Active	Residential interiors (44 units) — Roby managing	VE in progress — Roby reviewing all vendor quotes line by line across the full project.

3 · LobbyOS

Public launch Sep 2026

When	Item	Notes
W1–W8	Leasing pipeline	LOS-597 self-touring · LOS-603 application & screening · LOS-537 waitlist admin · source tracking.
W9–W17	Reservations + deposits + pre-leasing infrastructure	Stripe deposit handling. Tour-to-application funnel instrumented.
W18–W22	Public launch (Sep)	Marketing site live, leasing pipeline open. Pre-leasing campaign starts.

4 · Vasari Health

Hot Body Coach (HBC) is the AI coach within Vasari Health · Soft launch ~W9 · public launch Wks 22–24

When	Item	Pri	Notes
W1–W3	Polish & deploy	P0	Railway deploy + custom domain · AI personality (gender-aware) · post-processing · outbound queue · scheduler · iMessage features · Oura sync.
W4–W6	Stripe storefront + Bundle of All	P0	Custom Stripe + Supabase + Next.js. $49/mo coaching sub + auto-ship resold Thorne. Order management.
W9 · ~Jun 22	SOFT LAUNCH · private link · 10–25 paying users	Revenue	Coaching subs + supps only. No Rx, no labs yet. First dollars.
W7–W12	Partner integrations begin	P1	CareValidate, Quest white-label, PerfectRx. BAAs → sandboxes → real testing.
W10–W13	AI foundations	P1	HBC-102 product catalog AI context · HBC-103 DB-backed AI config · HBC-104 knowledge base · SMS commerce v1 (only-if-asked).
W14–W17	Founding members beta · 50–100 users	P0	Admin dashboard · photo food logging · gender-segmented coaching.
W18–W21	Agent architecture	P0	HBC-105 router → specialists · HBC-106 memory · HBC-109 auto-judge · HBC-107 staff takeover.
W22–W24	Public launch window	Public	Lab results AI analysis · proactive commerce triggers · abandoned cart · digital product delivery.
W22–W24+	Private label kickoff (not delivery)	P2	Pick manufacturer · NDA · 2–3 hero SKUs in formulation. Shipping in 2027.
Q4 2026 / 2027	Truemed · dynamic pricing engine · multi-coach	P2	Deferred. Add after public launch is stable.

5 · Marketing Site (the building)

Live by LobbyOS Sep launch

When	Item	Notes
W1–W8	Photography · content · floor plans · SEO schema	ApartmentComplex schema markup. Content blog (no competitor does this).
W9–W17	Virtual tours · social proof · reservation system	3D/video walkthroughs. Testimonials, press, team credentials.
W18+	Live for LobbyOS public launch (Sep)	Hard date pegged to LobbyOS launch.

Top risks (in order)

Finishes don't lock in 3 weeks. Cascades into delayed budget lock, delayed loan close, delayed everything.
CareValidate / Quest / PerfectRx onboarding slips. Multi-party paperwork. Kick off contracts in W1, not W7.
Roby attention split. Construction + CMS + LobbyOS + Vasari Health all compete.
Dual launch in Sep/Oct. LobbyOS + Vasari Health within 4–6 weeks. Stagger or pick.
Soft launch users churn before partner stack is live. Frame as "founding members."
Residential interior owner unassigned. 44 units don't furnish themselves.

Furniture, Fixtures & Equipment tracker — residential units, wellness club, and café. Updated manually by Nanoclaw.

Locked Selection finalized Ordered PO issued Quoting Bids in progress TBD Not started At risk Blocking or overdue

Residential Units (44 units)

Owner-provided scope — Roby managing

Category	Status	Vendor / Product	Notes
Flooring (LVP)	Quoting	Randy's Carpets · Sobaskis	4–4.5mm glue-down. Two competing bids in progress. Target ~$220–250K installed.
Shower bases	Quoting	Aquatic (preferred) · Onyx (fallback)	Pre-fab pans replacing tile showers — saves ~$27K. Tile shower walls also eliminated (~$160K saves).
Toilets	Locked	ProFlow / Moen	Switched from Kohler. Final pricing TBD from Hodge.
Faucets	Locked	Moen	Switched from Kohler. Final pricing TBD.
Cabinets / casework	Quoting	Heartland · KBD · Corridor · Ideal	Heartland quote expected ~May 4. Ideal quote received: $5,949.70 (1BR L-shape, Standford Vanguard Oak). Apples-to-apples comparison pending.
Interior doors	Locked	Hollow-core white painted	Standard height. Significant savings vs. white oak 8ft spec. Final pricing from Hodge.
Door hardware	Locked	Schlage levers	Standard passage hardware. Allowance TBD for upgrade option. Roby researching cost-effective options.
Unit entry (smart lock)	Quoting	Wal electronic strike	Pricing from Wal pending. Frame upcharge ~$400/door with electric strike (88 frames = ~$35K impact).
Kitchen appliances	At risk	Vendor TBD	Midea eliminated (can't do volume pricing). Need alternate vendor. Was $250K in Roby's scope (replacing $453K Hodge appliance allowance).
Thermostats	Locked	Ecobee	Confirmed. Integrates with LobbyOS IoT VLAN.
Lighting fixtures	TBD	—	Not yet spec'd. Part of Level 1 Design scope with Chuck Marie.
Window coverings	TBD	—	Not yet spec'd.
Water filtration	TBD	—	Whole-building filtration being explored as marketing feature. No charge or allowance model TBD.
Air quality (per unit)	TBD	—	~$30/unit add-on being explored as marketing feature for athlete tenants.
Floor outlets	TBD	—	Open item — Roby to source.

Wellness Club

CMS (Chuck Marie) procurement scope · target Mar 31, 2027

Category	Status	Vendor / Product	Notes
Cardio equipment	Locked	Atlantis	Selected over Technogym — saves $150K+. SPX coordinating (Chloe / Sean).
Strength equipment	Locked	Hammer Strength	Selected over Technogym. SPX coordinating.
Sauna	Locked	Single communal premium	~$110K budget. Vendor not yet selected. Communal model decided (no per-unit saunas).
Cold plunge	Locked	Commercial	Concept locked. Vendor TBD.
Pilates / Lagree	TBD	BODYROK (under consideration)	Chicago location visit TBD before committing. Franchise model under consideration.
IV / NAD+ recovery	TBD	—	Program concept locked. Equipment and vendor TBD — part of CMS DD wrap-up.
Flooring (gym)	TBD	—	Spec TBD from Chuck Marie / Olson Kundig DD phase. Amber Fulgham (OKA) coordinating.
Lighting (gym + spa)	TBD	—	Part of CMS DD scope.

Café

Concept: Foxtrot meets Blank Street — minimal, labor-light, grab-and-go

Category	Status	Vendor / Product	Notes
Equipment layout (CAD)	At risk	Jack (L1 kitchen specialist)	Janine needs CAD layout within ~2 weeks for DD phase. Jack to provide. Blocking CMS DD.
Espresso / coffee	TBD	—	Labor-light format — likely auto or semi-auto machine. Vendor TBD after layout locked.
Refrigeration / grab-and-go cases	TBD	—	Linear bar counter format. Equipment TBD after CAD layout.
POS system	TBD	—	Will integrate with LobbyOS / Vasari OpCo operations.
Furniture / seating	TBD	—	First-look from Chuck Marie early June.

Last updated by Nanoclaw · May 5, 2026 · 7:40 PM

Recent Vasari meetings — pulled from Granola. Last synced Apr 30, 2026.

Construction Project 500 Budget Meeting Apr 23, 2026 · 10:00 AM

Roby · Andy Hodge (Hodge Construction) · Jake Gorvin · Justin Wainwright

Andy's full bid: $16,276,001 — $1.36M over proforma baseline West Bank sees ($14,916,067)
VE options identified: flooring ($750K), millwork ($170K), plumbing ($175K mid), casework ($87.5K mid), ACM TBD
Appliances ($453K) removed from Andy's scope — Roby providing Midea direct ($250K)
After VE midpoints applied, Andy's adjusted scope is ~$276K under proforma baseline
MidAmerican Energy ($50K) confirmed as owner-provided item
Justin coordinating VE sub meetings this week (MEP, millwork, tile)
Elevator upgrade decision pending: $20K for 150→300 fpm speed upgrade (affects precast)

CMS Design Vasari · CMS Level 1 Interior Design · Weekly Check-In Apr 23, 2026 · 12:00 PM

Roby · Nolan Sullivan (Slingshot) · Steve Miller (Slingshot) · Janine MacKenzie (Chuck Marie) · Patrick Di Rito (Chuck Marie) · Nate Kaeding · Jesse · Sean (SPX) · Michael Paraszczak (Olson Kundig)

Gym/fitness floor plan options reviewed — page 1 of 260409-pfp_Vasari-plan options-v2.pdf is current working layout
Amber Fulgham (Olson Kundig associate) requested fitness plans — Janine sent PDF Apr 28
Sean (SPX) has updated equipment layouts not yet shared with Janine
Janine needs café equipment layout in CAD within ~2 weeks for DD phase — Jack (L1 kitchen specialist) to provide
Corner unit MEP revisions: Nolan sent updated layouts Apr 29 — Roby needs to review and pick 1 Bed Type 3 layout

Operations Cabinets in Kalona Apr 22, 2026 · 2:00 PM

Roby

Cabinet sourcing / site visit in Kalona — VE option for residential unit cabinets/casework

Construction Owner-Provided Items Review Apr 22, 2026 · 8:55 AM

Roby

Rediframe hidden mechanical door — fire-rated
Reviewed scope of owner-provided items to separate from Andy's GC scope