— days to brand launch
— days to occupancy

Vasari · Master Plan

Right now — this week

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

This week (Aug 18 – 22, 2026)

  • 🔴 Send kitchen layout to North Liberty — ASAP (Aug 20 OAC action): Fridge swing vs. HVAC wall, drawer clearance, and filler sizing before cabinet scope is finalized. Cabinet direction: North Liberty leaning (better product, under budget; max 15-day casework-to-install window on Level 2). Hood height at 18″ — confirm with Nolan on his return Aug 25 (OOO through Aug 24).
  • 🔴 ESI countertop quote — request this week (Aug 20 OAC action): Target <$50/sq ft. 3cm quartz, 1,800 sq ft countertops + 530 sq ft backsplash. Ask about remnant strategy for shower + closet quartz. ESI (Des Moines) flagged as faster + more reliable than current vendors.
  • 🔴 Submit RFI on underground parking drywall scope (Aug 20 OAC action): Confirm drywaller hasn't over-interpreted drawings — drywall is stairwells + elevator lobby only, not full garage. Roby's preference: better lighting instead.
  • 🔴 Courtyard cut-through section — produce and send (Aug 20 OAC action): Resolve turf/paver assembly, grade transition (~2 ft drop on south side), ramp wall tie-in, and interior floor alignment. Café patio privacy wall included. Pavers preferred over stamped concrete.
  • 🔴 Solar 40% FAR review — Justin to check with city (Aug 20 OAC action): Only 2,800 sq ft of 8,600 sq ft roof currently shown for solar; 40% city planning requirement at risk. Refine roof area excluding shafts/stairs/elevators. Panel tariffs expected before Dec 2026 — time-sensitive.
  • 🔴 Kelly Heating — HVAC zone/temp specs NOT SENT (10+ days overdue): Bill from Kelly Heating needs Roby to specify temperature targets for each 1st floor area (yoga ~11ft ceiling, main wellness ~16ft ceiling, other zones) before HVAC design can proceed. Blocking Kelly's drawings. Reply to Justin with zone-by-zone temp preferences.
  • 🔴 Cabinet vendor — decide this week: Corridor Kitchens meeting HELD Aug 18. Side panels eliminated (~$200/unit savings). Countertops: Corridor $125,500 Tier A (~$55/sq ft); CKF $128K; KBD $315K (4" splash only, not comparable). Knee Time glass preferred at $36K all-in (40 panels + 8 doors installed). Closets: Corridor $33,700 vs. CKF $95,135. Mike delivering updated drawings + pricing. North Liberty direction confirmed at Aug 20 OAC — make the call once in hand.
  • 🔴 Chuck Marie / Janine — reply OVERDUE (Aug 17): Janine MacKenzie emailed expressing concern about Aug 2027 design timing and asking for SPX gym layout update + confirmation café/gym/amenities are on track. Needs response. Invoice #26002-06 ($1,890) past due Jul 16.
  • 🔴 Platform HS — style direction OVERDUE (due Jun 19, now 9+ weeks): Send finish/style reference images to Ardy A. Akad (a.akad@platformhs.com). Blocks model room start in Egypt. 20–25 week lead time.
  • 🔴 Drew (8VC) — subscription still unsigned: Opened Jul 4 — now 7+ weeks. $100K investment at stake. Email him.
  • 🔴 Slingshot invoice PAST DUE: Invoice #2025.09-017 — $2,725 due Jun 27, now 8+ weeks overdue. Nolan OOO through Aug 24 (auto-reply confirmed Aug 19) — follow up with Caitlyn Reischauer.
  • 🔴 Access control email to Walsh — NOT YET SENT (Aug 13 action item, 8+ days): Clarify which doors Walsh owns vs. Neatime, and electric strike power requirements. Nolan OOO through Aug 24 — coordinate with Justin Wainwright now.
  • 🔴 AV/networking vendor — hire before low-voltage rough-in: Ubiquity cameras + Schlage locks bridge via middleware. Justin to send contact. Do not let this block the rough-in schedule.
  • 🔴 Leasing office electrician — STATUS UNCONFIRMED: Aug 1 opening target passed. Confirm lighting rewire, overhead removal, isolated spotlight switching.
  • 🟡 Wellness Festival — TOMORROW (Aug 22, Saturday): 155 RSVPs, 320 registered. Confirm permit, sponsors, class roster locked.
  • 🟡 Send SketchUp building file to Virgil + request 3D file from Rendify (from Rachel call Aug 21): Floor plans still needed for prospects measuring furniture. 3D file from Rendify already has furniture + measurements — easiest path. Note preferred units in email to Virgil.
  • 🟡 Brand website — Roby working on it Sunday/Monday (Aug 23–24); share with Rachel for review + gap-filling. Pre-leasing target: September 1. Plan: swap building illustration for full-bleed Rendify render once full set is complete (end of Aug 25 week).
  • 🟡 Sean (SPX) — gym layout OVERDUE (was due Aug 17): 3–4 layout iterations needed: multi-gym variant, outlier option, schematic ceiling/finish plan for GC pricing. Share with Janine (Chuck Marie) immediately on receipt.
  • 🟡 Pure Green Iowa franchisee meeting — Mon Aug 25, 2 PM, Poindexter's (downtown Iowa City): Henry Inga to intro Iowa group (just committed to multiple units). Explore ops partnership for Vasari Aug 2027 opening + university/hospital channel opportunities.
  • 🟡 Hot kitchen decision — biggest pending L1 MEP call: Beverage-only start decided Aug 11; hot kitchen adds ~$70K in complexity. Decision needed to lock L1 MEP scope.
  • 🟡 Budget review — waiting on MEP + cabinet quotes: Andy confirmed (Aug 13) to hold until both in. Jim (West Bank) requesting budget spreadsheet update — suggest waiting ~20 days for North Liberty numbers to settle.
  • 🟡 Creo Hospitality (Jonathan Lopez) — send unit visuals: Flagged lead time concern Aug 3 — waiting since Jun 18.
  • 🟡 Your Reformer — RESPOND (Lindsey Norton): Aug 1 payment deadline passed. 7 reformers, 2–3 week shipping lead. Reply to preserve delivery window.

Completed since last update (Aug 14–21)

  • ✅ Rachel / Roby brand call HELD (Aug 21 — Rachael Gibilterra, Roby): Rendify progress: 2 of 4 unit types complete (Units 201 + 203 kitchen/living in Pending Approval on Trello). Materials + furniture locked. Full set ETA: end of Aug 25 week. Plan: swap building illustration on landing page for full-bleed render. Juice sub-brand logo well-received; need separate coffee version for café cups. Café currently unnamed beyond "Summer." Rachel mapping amenity icons to Phosphor library (custom-design only what's missing). Roby working on website Sun/Mon, sharing with Rachel for review.
  • ✅ OAC Meeting HELD (Aug 20 — Andy Hodge, Slingshot, Roby — on-site): Interior ramp wall poured/stripped. Masons mobilized; crane on site; elevator shaft materials arriving. Week of Aug 31: Drake tile waterproofing + stair B footings. Precast arrival late September (immovable). Building sign ready to install in 10–15 days. Multiple action items assigned (kitchen layout, ESI quote, drywall RFI, courtyard section, solar FAR).
  • ✅ VASARI Weekly L1 Design Meeting HELD (Aug 19 — Bailey, SPX, Jesse, Roby): Bailey delivering updated drawings: café ceiling height fix, clerestory windows in women's locker room + corridor, 3D mock-ups of lounge ceiling and open-air women's shower (16ft with clerestory). Water station elevation also needed.
  • ✅ Corridor Kitchens Meeting HELD (Aug 18 — Mike/Corridor, Roby): Full scope reviewed. Side panels eliminated (~$200/unit savings); shoe rack → drawer-base cabinet; desk drawer → floating quartz shelf on cleats; studio layout to be reworked. Countertops: Corridor $125,500 Tier A; CKF $128K; KBD $315K. Knee Time glass $36K. Closets: Corridor $33,700 vs. CKF $95,135. Mike to deliver updated drawings + pricing.
  • ✅ Hodge / Vasari job site meeting HELD (Aug 17).
  • ✅ Budget review confirmed — wait for MEP + cabinets (Andy Hodge email, Aug 13): Andy: "That makes a lot of sense to me. Catch up with you when we have that info." No formal budget review until MEP + cabinet numbers in.
  • ✅ Eagle Point Solar checked in (Aug 15 — Chris Hoffman): Panel tariffs expected before Dec 2026. Eagle Point: ~35 kW array + 120 kWh battery; net ~$175–180K after incentives. Battery sizing under review — 10 Powerwalls excessive; seeking alternative supplier quote.
  • ✅ Metal Surround Pre-install Meeting HELD (Aug 13 — Nolan/Slingshot, Justin, Jake, Shane Morelock, Skylor Maxson/Masonry, Roby): Sill detail, relief angle flashing, building movement joints, south grade + café patio access, door ownership all covered.
  • ✅ Rendify onboarding HELD (Aug 13 — Juliet, CSM): Trello account set up. Scope: ~3 renders per unit type × 4 unit types.
  • ✅ Nolan Sullivan (Slingshot) — OOO through Aug 24 (confirmed auto-reply Aug 19). Studio direct line for urgent items: 515.243.0074. Back Aug 25.

Overdue / blocked

  • 🔴 Kitchen layout to North Liberty — not yet sent (Aug 20 OAC, ASAP): Fridge swing, drawer clearance, filler sizing. Blocking cabinet scope finalization.
  • 🔴 Kelly Heating HVAC zone specs — 10+ days overdue: Blocking Kelly's HVAC design for L1. Reply to Justin with zone temps.
  • 🔴 Cabinet vendor — North Liberty/Corridor leaning; awaiting updated drawings from Mike.
  • 🔴 Chuck Marie / Janine — response overdue (Aug 17): Design timing concern + SPX gym layout request. Invoice #26002-06 ($1,890) past due Jul 16.
  • 🔴 Platform HS (Ardy Akad): Style refs overdue since Jun 19. 9+ weeks. Blocks Egypt model room start.
  • 🔴 Drew (8VC) — subscription unsigned: Jul 4 open, 7+ weeks. $100K at stake.
  • 🔴 Slingshot invoice #2025.09-017: $2,725 due Jun 27 — 8+ weeks past due. Contact Caitlyn Reischauer (Nolan OOO to Aug 24).
  • 🔴 Access control email to Walsh — not sent (Aug 13 action item): Walsh vs. Neatime door ownership; Ubiquity electric strike requirements. Nolan OOO — coordinate with Justin now.
  • 🔴 Creo Hospitality (Jonathan Lopez): Waiting for unit visuals since Jun 18. Lead time risk.
  • 🔴 Your Reformer (Lindsey Norton): Aug 1 payment window passed. 7 reformers — delivery at risk.
  • 🔴 AV/networking vendor — not yet hired: Must be in place before low-voltage rough-in. Justin to provide contact.
  • 🔴 Leasing office lighting rewire — status unconfirmed (Aug 1 target passed).

Open items

  • Masonry active — key dates: Drake tile waterproofing + stair B footings week of Aug 31. Precast arrival late Sep (immovable). Crane on site; elevator shaft materials arriving. Building sign install in 10–15 days.
  • Solar — 3 open items: (1) Justin checking city on 40% FAR rooftop calc. (2) Separate solar budget line from "electrical." (3) Matt's annual kWh estimate. Tariff hike expected before Dec 2026.
  • Hot kitchen decision: Beverage-only confirmed Aug 11. Hot kitchen = ~$70K more (MEP scope + oven). Must decide before L1 MEP rough-in locks.
  • Budget review — waiting on MEP + cabinets: Jim West Bank requesting update. Plan: wait ~20 days for North Liberty numbers to settle.
  • Rendify full set ETA: End of Aug 25 week. Units 201 + 203 in Pending Approval on Trello — Roby to review. Swap building illustration → full-bleed render once set is complete.
  • Brand website + icons: Rachel mapping Phosphor library; custom icons for what's missing. Coffee logo version needed for café. Roby working on website Sun/Mon (Aug 23–24); Rachel reviewing. Pre-leasing target Sep 1.
  • Pure Green Iowa franchise meeting — Mon Aug 25, 2 PM, Poindexter's: Henry Inga; explore ops partnership for Vasari Aug 2027 + university/hospital channels.
  • Sean (SPX) gym layout overdue (was Aug 17): 3–4 iterations (multi-gym, outlier, schematic ceiling/finish) for GC pricing. Share with Janine immediately on receipt.
  • Roller shade finish: Samples at Hodge's office (Jake Gorvin). Nolan recommends sand/mocha blackout + white/haze transparent, 3–5% openness.
  • ESI countertop + AMP waterproofing: Get both quotes; include shower shelf + remnant strategy.
  • Smoke curtain finish: $2,800 powder-coat upcharge vs. white standard — Roby's call.
  • Shower waterproofing: Mapei Aquadefense vs. Schluter Kerdi — decision needed.
  • Cultured marble: Vertical 4×15 stack unconfirmed — supplier says horizontal only; clarify before finalizing spec.
  • MPL: Await Kevin's updated quote (53 panels) + 108.5″ glass quote + finish samples.
  • IKEA kitchen: Send U-shape floor plan + red-lines to Ashlyn Games. Kelly back in ~3 weeks.
  • Plumbing engineer: No PE on board. Blocking sanitary drops, chase locations, roof drains.
  • Newport Industries curtain rods: Quote 2267 in progress (Anika Loftsgard).
  • Siding — FW-12: Ribbed vs. smooth decision still open (from Jul 9 OAC).
  • Bink Made (Amy Moorcroft): Awaiting logo/artwork from Roby to create water bottle mockups.

Roby's open items

  • 🔴 Send kitchen layout to North Liberty (fridge swing, drawer clearance, filler sizing) — ASAP, Aug 20 OAC action
  • 🔴 Reply to Kelly Heating zone/temp specs — yoga ~90°F / 11ft ceiling, wellness ~16ft ceiling; blocking HVAC design
  • 🔴 ESI countertop — request quote <$50/sq ft (1,800 sq ft + 530 sq ft backsplash + remnant strategy)
  • 🔴 Submit RFI on underground parking drywall — confirm limited to stairwells + elevator lobby only
  • 🔴 Produce + send courtyard cut-through section (turf/paver assembly, grade transition, ramp tie-in, café patio)
  • 🔴 Reply to Janine (Chuck Marie) — SPX gym layout, Aug 2027 timing concern; pay invoice #26002-06 ($1,890)
  • 🔴 Send style refs to Ardy Akad (Platform HS) — 9+ weeks overdue
  • 🔴 Email Drew (8VC) — subscription unsigned 7+ weeks
  • 🔴 Pay Slingshot invoice #2025.09-017 ($2,725) — contact Caitlyn Reischauer (Nolan OOO)
  • 🔴 Send access control email to Walsh — door ownership (Walsh vs. Neatime) + Ubiquity strike requirements; coordinate with Justin
  • 🔴 Send unit visuals to Creo Hospitality (Jonathan Lopez)
  • 🔴 Reply to Your Reformer (Lindsey Norton) — 7 reformers, Aug 1 payment passed
  • 🟡 Decide cabinet vendor — North Liberty/Corridor leaning; await Mike's updated drawings
  • 🟡 Send SketchUp building file to Virgil (note preferred units); request 3D file from Rendify team for floor plans
  • 🟡 Work on website Sunday/Monday (Aug 23–24); share with Rachel for review; pre-leasing target Sep 1
  • 🟡 Review Units 201 + 203 renders on Trello (Pending Approval)
  • 🟡 Confirm solar 40% FAR calculation with city (Justin checking); compile findings for Matt
  • 🟡 Decide hot kitchen vs. beverage-only (~$70K difference)
  • 🟡 Decide smoke curtain finish — $2,800 powder-coat upcharge vs. white standard
  • 🟡 Review roller shade samples at Hodge's office (Jake Gorvin)
  • 🟡 Decide shower waterproofing — Mapei Aquadefense vs. Schluter Kerdi
  • 🟡 Confirm leasing office electrician status
  • 🟡 Get ESI countertop quote + AMP waterproofing quote
  • 🟡 Send updated IKEA U-shape floor plan + red-lines to Ashlyn Games
  • 🟡 Send finish allowances by zone to Bailey ($250/sqft blended; high-design zones: café, living room, tour path)
Last updated by Nanoclaw · August 21, 2026 · 3:00 PM CT
M
Apr 28
T
29
W
30
T
May 1
F
2
S
3
S
4
M
5
T
6
W
7
T
8
F
9
S
10
S
11
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
W1
W2
W3
W4
W5
W6
W7
W8
W9
W10
W11
W12
W13
W14
W15
W16
W17
W18
W19
W20
W21
W22
W23
W24
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
WhenItemNotes
W1–W3 · Apr 27 – May 17Finishes selection sprints + sub pricing conversationsHodge + subs locked into firm prices. Coordinate with CMS DD outputs. P500 logs every quote.
W1–W4Appraisal in flightAlready kicked off. Keep appraiser supplied with comps + pro forma updates.
W3 · May 11 – May 17Finishes locked → final budget packageLocked GMP into P500. Single biggest schedule risk on the page.
W4–W5Loan package submitted to bankLocked budget + fresh appraisal + leasing pipeline traction = bank package.
W6–W8Loan official approval / closeConditional approval likely earlier; formal close gated on appraisal + GMP.
W9+ · ongoingConstruction execution + draws via P500Vertical construction Jun–Sep, then interior build-out.

2 · CMS · Cafe + Wellness Club

Hospitality scope only — not residential units
WhenItemNotes
W1–W4DD wrap-upCafe + wellness club finishes, equipment, layout. Specs ready for sub pricing.
W5–W12CDs · pricing · VEConstruction 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.
ActiveResidential interiors (44 units) — Roby managingVE in progress — Roby reviewing all vendor quotes line by line across the full project.

3 · LobbyOS

Public launch Sep 2026
WhenItemNotes
W1–W8Leasing pipelineLOS-597 self-touring · LOS-603 application & screening · LOS-537 waitlist admin · source tracking.
W9–W17Reservations + deposits + pre-leasing infrastructureStripe deposit handling. Tour-to-application funnel instrumented.
W18–W22Public 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
WhenItemPriNotes
W1–W3Polish & deployP0Railway deploy + custom domain · AI personality (gender-aware) · post-processing · outbound queue · scheduler · iMessage features · Oura sync.
W4–W6Stripe storefront + Bundle of AllP0Custom Stripe + Supabase + Next.js. $49/mo coaching sub + auto-ship resold Thorne. Order management.
W9 · ~Jun 22SOFT LAUNCH · private link · 10–25 paying usersRevenueCoaching subs + supps only. No Rx, no labs yet. First dollars.
W7–W12Partner integrations beginP1CareValidate, Quest white-label, PerfectRx. BAAs → sandboxes → real testing.
W10–W13AI foundationsP1HBC-102 product catalog AI context · HBC-103 DB-backed AI config · HBC-104 knowledge base · SMS commerce v1 (only-if-asked).
W14–W17Founding members beta · 50–100 usersP0Admin dashboard · photo food logging · gender-segmented coaching.
W18–W21Agent architectureP0HBC-105 router → specialists · HBC-106 memory · HBC-109 auto-judge · HBC-107 staff takeover.
W22–W24Public launch windowPublicLab results AI analysis · proactive commerce triggers · abandoned cart · digital product delivery.
W22–W24+Private label kickoff (not delivery)P2Pick manufacturer · NDA · 2–3 hero SKUs in formulation. Shipping in 2027.
Q4 2026 / 2027Truemed · dynamic pricing engine · multi-coachP2Deferred. Add after public launch is stable.

5 · Marketing Site (the building)

Live by LobbyOS Sep launch
WhenItemNotes
W1–W8Photography · content · floor plans · SEO schemaApartmentComplex schema markup. Content blog (no competitor does this).
W9–W17Virtual tours · social proof · reservation system3D/video walkthroughs. Testimonials, press, team credentials.
W18+Live for LobbyOS public launch (Sep)Hard date pegged to LobbyOS launch.

Top risks (in order)

  1. Finishes don't lock in 3 weeks. Cascades into delayed budget lock, delayed loan close, delayed everything.
  2. CareValidate / Quest / PerfectRx onboarding slips. Multi-party paperwork. Kick off contracts in W1, not W7.
  3. Roby attention split. Construction + CMS + LobbyOS + Vasari Health all compete.
  4. Dual launch in Sep/Oct. LobbyOS + Vasari Health within 4–6 weeks. Stagger or pick.
  5. Soft launch users churn before partner stack is live. Frame as "founding members."
  6. 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
CategoryStatusVendor / ProductNotes
Flooring (LVP)QuotingRandy's Carpets · Sobaskis4–4.5mm glue-down. Two competing bids in progress. Target ~$220–250K installed.
Shower basesQuotingAquatic (preferred) · Onyx (fallback)Pre-fab pans replacing tile showers — saves ~$27K. Tile shower walls also eliminated (~$160K saves).
ToiletsLockedProFlow / MoenSwitched from Kohler. Final pricing TBD from Hodge.
FaucetsLockedMoenSwitched from Kohler. Final pricing TBD.
Cabinets / caseworkQuotingHeartland · KBD · Corridor · IdealHeartland quote expected ~May 4. Ideal quote received: $5,949.70 (1BR L-shape, Standford Vanguard Oak). Apples-to-apples comparison pending.
Interior doorsLockedHollow-core white paintedStandard height. Significant savings vs. white oak 8ft spec. Final pricing from Hodge.
Door hardwareLockedSchlage leversStandard passage hardware. Allowance TBD for upgrade option. Roby researching cost-effective options.
Unit entry (smart lock)QuotingWal electronic strikePricing from Wal pending. Frame upcharge ~$400/door with electric strike (88 frames = ~$35K impact).
Kitchen appliancesAt riskVendor TBDMidea eliminated (can't do volume pricing). Need alternate vendor. Was $250K in Roby's scope (replacing $453K Hodge appliance allowance).
ThermostatsLockedEcobeeConfirmed. Integrates with LobbyOS IoT VLAN.
Lighting fixturesTBD—Not yet spec'd. Part of Level 1 Design scope with Chuck Marie.
Window coveringsTBD—Not yet spec'd.
Water filtrationTBD—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 outletsTBD—Open item — Roby to source.

Wellness Club

CMS (Chuck Marie) procurement scope · target Mar 31, 2027
CategoryStatusVendor / ProductNotes
Cardio equipmentLockedAtlantisSelected over Technogym — saves $150K+. SPX coordinating (Chloe / Sean).
Strength equipmentLockedHammer StrengthSelected over Technogym. SPX coordinating.
SaunaLockedSingle communal premium~$110K budget. Vendor not yet selected. Communal model decided (no per-unit saunas).
Cold plungeLockedCommercialConcept locked. Vendor TBD.
Pilates / LagreeTBD—Vendor TBD. Part of CMS DD wrap-up.
IV / NAD+ recoveryTBD—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
CategoryStatusVendor / ProductNotes
Equipment layout (CAD)At riskJack (L1 kitchen specialist)Janine needs CAD layout within ~2 weeks for DD phase. Jack to provide. Blocking CMS DD.
Espresso / coffeeTBD—Labor-light format — likely auto or semi-auto machine. Vendor TBD after layout locked.
Refrigeration / grab-and-go casesTBD—Linear bar counter format. Equipment TBD after CAD layout.
POS systemTBD—Will integrate with LobbyOS / Vasari OpCo operations.
Furniture / seatingTBD—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