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.

This week (Apr 28 – May 2)

  • Construction: MEP / millwork / tile contractor VE meetings — happening this week (Justin coordinating subs).
  • Construction: Dan Drendel call — resolve invoice #2025.09-015 ($40,775 due Apr 30).
  • Construction: Brick selection decision — Brad Bunn (King's Material) follow-up needed to unlock budget finalization.
  • Financing: Construction budget VE in progress — $16.5M → $15M gap. Sub meetings this week to close the gap.
  • Financing: Elevator upgrade decision — $20K for 150→300 fpm speed upgrade. Affects precast; decision needed this week.
  • Level 1 Design: Chuck Marie weekly check-in ongoing. Café first-look presentation scheduled early June.
  • WFHTC Grant: Community input form, FEMA screenshot, economic impact narrative due — deadline Jun 10.
  • Vasari Health: Soft-launch prep on Stripe + Bundle of All. W9 target.

Next week (May 5 – May 9)

  • Construction: Follow-up on VE outcomes — incorporate sub pricing into updated budget.
  • Branding: Rachael Gibilterra engaged — proposal + timeline received. Building wrap in Vasari branding is immediate priority.
  • Leasing Office: Buildout started (landlord side) — Roby joining meetings with numanmonson. Branding from Rachael needed first. Opens Aug 1.
  • Appraisal: Completing end of next week (May 8–9) — will unlock loan package.
  • Vasari Health: AI concierge protocol depth — longevity / GLP-1 / HRT foundations.
  • Wellness Festival: Vendor application page concept — Downtown Iowa City, event Aug 22.

Watching

  • Kohler partnership — good/better/best pricing matrix + Tom intro for wellness (outstanding)
  • Kitchen appliances — Midea can't do volume pricing, need alternate vendor
  • BODYROK franchise — visit Chicago location TBD
  • Appraisal — completing May 8–9, gating loan approval
Last updated by Nanoclaw · Apr 28, 2026 · 7:58 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
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.
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