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 (Oct 13 – 16, 2026)

⚠️ URGENT — Sauna + ADA shower insets with Justin (Hodge) before floor pours: L1 floor pouring ~next week; 2nd floor this week. Insets need 2″ floor drop. ADA shower needs 36″ wide (1″ more than current). Sauna location still being finalized by Bailey. Must lock this week.
🟡 Daily L1 design sessions 3 PM CT (Roby + Bailey Lafitte): Today (Thu Oct 15): café/kitchen cont. Fri: café seating, living room, studios, outdoor. All L1 sections must be finalized before Bailey leaves Oct 23.
🟡 Window + Masonry Mock-Up Review — Thu Oct 15, 9:30–11 AM onsite: Justin Wainwright driving to locations; Nolan Sullivan (Slingshot) joining after OAC. Reviewing window + masonry mock-ups before fabrication release.
🟡 MPL shower surrounds — pan PO needed ASAP: Kevin revising quote (glass + vanity walls removed; 48 showers confirmed; ~$226K). 6-week lead targets Christmas delivery. Decide white vs. ivory pan color (compare existing floor tile). Justin wants PO issued immediately after revised quote.
🟡 Kohler/Ferguson VE pricing — call Justin (Hodge): Received Oct 7. Justin wants to discuss before proceeding. Decision pending.
🟡 AVI (Chuck Polfliet) — Sonos leasing office install Thu/Fri Oct 15–16: Confirm install date.
🟡 Mezzanine structural — KPFF checking hollowcore reserve capacity: Load-bearing vs. steel-column recommendation pending. Acoustic flooring cost TBD. FAR bonus zoning check needed for human-occupied use.
🟡 Grand Appliance — appliance decision pending: Tony Boshart sent pricing Oct 1. LG stacked laundry centers in 4 units, Midea TBD. Decide: buy + store before Nov vs. July delivery (44 units × ~6 appliances).
🟡 Corridor Kitchens pricing — confirm Lava doorstyle: Georgetown shaker vs. Kingston full overlay (+6%). Send kitchen layout for fridge clearance.
🟡 Roof truss submittal: Nolan (Slingshot) approaching code official directly on the change; Justin aligned. Active coordination.
🟡 Kelly Heating HVAC — HRV + cassette style decision pending: Cassette confirmed 23×23″ Oct 9. Call Bill (Kelly) to decide.
🟡 Solar/battery: Eagle Point (Chris Hoffman) — 30–60 kWh TBD pending elevator load calcs from Justin. Ideal Energy revised quote still pending. Dec 2026 panel tariff deadline.
🟡 Mulford revised plumbing contract — pending: Shower pans removed (~$2,300 bid reduction). First-floor plumbing budget expected shortly.
🟡 Checkr production credentials received Oct 9: Register webhook (https://app.vasari.club/api/webhooks/checkr) + set Railway env vars to go live.
🟡 Article FF&E — review presentation + leasing office quote: Nicole Liu (new AM, nicolel@article.com) sending updated smoked oak presentation.
🟡 Apartments.com onboarding — Platinum Plus $969/mo: Dylan Watson (CoStar) sending agreement. Complete onboarding form on receipt.

Completed Oct 12–14

✅ Alcatraz + Igloo access control review held Oct 14: Integration architecture resolved. Alcatraz (facial auth) at front lobby only. Integration path: Alcatraz → Brevo interface panel → Igloo Switch. Cloud deployment recommended. Igloo evaluating Brevo-free path (1–2 days). Alcatraz API docs being shared with Ab (AccessGrid). Next: Addi + Ab connect on native Igloo-Alcatraz integration to accelerate roadmap.
✅ MPL Panel Review held Oct 13 — scope finalized: Glass removed (switching to local vendor); vanity walls out; shower-wall-only scope. 48 showers confirmed (36 units = 72×36 pans; 8 units = 36×36; 4 units = 60×36 center drain). Quote ~$226K revised by Kevin. Color: ivory tile + gray grout preferred. Two ADA issues flagged — architect review needed.
✅ Locker room + sauna design held Oct 13 (Bailey Lafitte/SPX): Toilets = sensor flushometer (American Standard ~$500); individual ramp sinks; rain shower off wall + adjustable height; frosted/reeded glass shower doors; Hallman 3-tier lockers (men's: 8 banks = 24, walnut; women's: 7 banks = 21, pink/terracotta option); keyless code locks. Sauna: Finnish traditional, long linear along back wall (~10–12 capacity), walnut finish, smoked glass/bronze door, backlit slats. Red light integration into sauna being explored.
✅ L1 Design TB held Oct 12 (Bailey Lafitte): Daily 3 PM design sessions agreed through Oct 23. Sensor/auto faucets for locker rooms; Ferguson + Kohler + Macabá for fixtures; half-wall island concept for café bar; sauna flipped to face entry; clerestory windows on mezzanine confirmed workable.

Completed Sep 25 – Oct 11

✅ Lock + access control hardware schedule reviewed Oct 8 (Roby + Justin + Addi Gaur/AccessGrid + igloohome): AccessGrid (Axe Experience, no-app) selected over Walsh. Justin finalizing + sending to Addi + Nolan; 2-week submittal, 6-week frame lead. Neumiller confirmed for low-voltage runs.
✅ Solar storage scoped Oct 8 (Eagle Point — Chris Hoffman + Justin): Battery to power elevator 2 hrs minimum post-outage. 30–60 kWh TBD pending elevator load calcs. Eagle Point bringing own crane. Commissioning target before Dec 2027.
✅ Bella leasing office candidate met Oct 8: Hands-on, rec center background. Rent-reduction comp discussed. Moving forward.
✅ Andy Hodge back in office Oct 7 (was OOO through Oct 6; Jake + Justin held site).
✅ Kohler/Ferguson VE pricing received Oct 7 via Justin (Hodge).
✅ Article FF&E call held Oct 5 (Nicole Liu + Tanis Glass): Platform bed (king, smoked oak, no storage): $899 selected. Desk: Torm (smoked oak). Nicole sending updated presentation + leasing office quote.
✅ Apartments.com Platinum Plus committed Oct 5: $969/mo, 6-month term ($5,814 total). Dylan Watson (CoStar) sending onboarding form.
✅ Precast arrived Oct 5 — first pieces set; framing now moving forward.
✅ Rooftop walls + window — City approved Oct 1 (Justin Wainwright). Change order from subs in progress.
✅ Privacy fence decided Oct 1: Wood fence with concrete posts.
✅ Elite Stone countertop proposal approved Oct 2: Hodge (Justin) issuing PO for kitchen + vanity surfaces.
✅ Window stop config confirmed Oct 6: Operable = bottom only (overridable egress); non-operable = top + bottom per design. Procore RFI #33 closed by KPFF.
✅ WYP walkthrough held Oct 6 (Bailey + Sarah Worrall-Lowe): Full L1 walkthrough. Mezzanine for recovery/relaxation confirmed; café booth seating at window corner; yoga room dark + vibey with floor-to-ceiling mirrors + 4 speakers; pilates storage behind reformers.
✅ L1 Design Check-In held Sep 30: Mezzanine = cardio primary; straight stair confirmed; ceiling heights: sauna 7.5 ft, locker room 8′6″, class/studio 9 ft min. Café HVAC resolved. (Sam, Jesse, Bailey, Sean/SPX, Jake + Justin/Hodge, Nolan/Slingshot)
✅ Geoff Fruin (Iowa City City Manager) site walk completed Sep 29.
✅ WHTIP contract 27-WHTIP-011 fully executed Sep 26: All parties signed. $922K award locked.
✅ Leasing office open — confirmed Sep 30. One lease signed as of Sep 30.
✅ Southgate Co PM discussion Sep 30: Open to handling maintenance, after-hours, accounting/investor reporting; leasing stays self-managed.
✅ Electrical drawings sent to Eagle Point Solar + Ideal Energy Sep 24 — unblocks battery sizing.
✅ Mezzanine feasibility call Sep 24 — KPFF, Slingshot, MS Precast, Menefee: Mezzanine authorized for full structural engineering.
✅ Slingshot design fee dispute resolved Sep 24 — Dan Drendel confirmed alignment.

Overdue / blocked

🔴 Slingshot Invoice #2025.09-020 — $5,000: Due Sep 30. Now 14 days overdue. Pay now.
🔴 Metal stair shops — Slingshot revise-and-resubmit: Schedule impact unconfirmed. Blocking fabrication release.
🔴 Pure Green DocuSign (item 23) — 30+ days outstanding: Reminder sent Sep 11. Blocking café franchise finalization.
🔴 Creo Hospitality (Jonathan Lopez) — unit visuals needed since Jun 18: 4+ months. Blocking FF&E/millwork quote.
🔴 Ideal Energy (Chloe Grice) solar proposal: Drawings delivered Sep 24; revised quote pending (first came over budget). Dec 2026 panel tariff deadline.
🔴 Hodge Budget Review Meeting — canceled same-day Oct 8: Reschedule needed.

Open items

Floor pours imminent: 2nd floor this week; L1 next week. Sauna + ADA shower inset locations must be locked with Hodge before pour. Insets need 2″ floor drop.
Mezzanine structural: KPFF checking hollowcore reserve capacity; load-bearing vs. steel-column recommendation pending. Acoustic flooring cost + FAR bonus zoning check still needed.
MPL shower surrounds: Kevin revising quote. Decide white vs. ivory pan color before finalizing. Pan PO needed immediately after quote — 6-week lead for Christmas delivery.
Sauna vendor: Bedrock Builders (Alex Carrillo, ~$40K) vs. Idea Pools (ROM quote pending). Finnish traditional style confirmed Oct 13. Send sauna dimensions + $40K budget to Josh Hentz (Kohler) for custom feasibility.
Access control — integration now defined: AccessGrid (Axe) selected for unit doors. Alcatraz (facial) at front lobby. Alcatraz + Igloo integration via Brevo panel (Brevo-free native path being evaluated by Addi, 1–2 days). Neumiller for low-voltage runs.
Solar/battery: Eagle Point (30–60 kWh TBD) + Ideal Energy revised quote both pending. Dec 2026 tariff deadline. Send elevator load specs to Chris Hoffman (Eagle Point) to size battery.
L1 build-out running total ~$318K: Flooring $161.2K + HVAC $35K + plumbing $59.6K + steel $62K. Sheetrock, sauna, paint, acoustics still outstanding.
Corridor Cabinets damage: Mike Reardon inspected Sep 22. Remediation path pending.
Corridor Kitchens: Confirm Lava doorstyle (Georgetown shaker vs. Kingston full overlay +6%) + send kitchen layout for fridge clearance. New pricing pending.
Ramp quality issues: 3 concerns — heating cable gap, drainage, ramp width. Hodge reviewing with Herschberger.
Basement slab cracking: Cracks from corners + alongside sawcut joints. Justin documented Oct 3; Herschberger findings pending.
Hodge Pay App #6 ($775,825): Lien waivers for Pay Apps 1–3 & 5 sent to Jim Conard (West Bank). Approve and forward.
Art prints: Fuzhou Top Arts, PrintPosters, BroCanvas all awaiting quotes from RFQs sent Oct 3.
Parking lot fence — America’s Fence Store (Jeff Husmann): Awaiting 30- and 60-day pricing for 5 panels (~60 LF chain-link).
Rendify 3D renders: Unit 211 bathroom renders + 2D layouts for units 204, 205, 207, 212 in progress.
ICDD press release: Christopher Hunter wants to co-author. Meeting was Sep 16; coordinate content.
Leasing lead — Brandon Davie: Submitted website inquiry Sep 23. Follow up.
1Valet: Schedule three-way call with Rebecca Sole + Matt Neumiller.
Window shade submittals: Nolan (Slingshot) awaiting Roby approval on roller shades (Jon Farace / Budget Blinds Sill Team). Manufacturer price increase before year-end. Reply sent Oct 6 — approve now to lock in pricing.

Roby’s open items

⚠️ URGENT — Confirm sauna + ADA shower inset locations with Justin (Hodge). Floors pouring ~next week. Must be this week.
🔴 Pay Slingshot Invoice #2025.09-020 ($5,000) — 14 days overdue
🔴 Sign Pure Green DocuSign (item 23) — blocks café franchise
🔴 Send unit visuals to Creo Hospitality (Jonathan Lopez) — overdue since Jun 18
🔴 Reschedule Hodge Budget Review Meeting (Andy canceled Oct 8)
🟡 Thu Oct 15, 9:30 AM — Window + Masonry Mock-Up Review onsite with Justin + Nolan Sullivan
🟡 Confirm AVI (Chuck Polfliet) Sonos install date — Thu/Fri Oct 15–16
🟡 Decide MPL pan color — white vs. ivory (compare existing floor tile before Kevin finalizes quote)
🟡 Call Justin (Hodge) re: Kohler/Ferguson VE pricing — decide before proceeding
🟡 Approve roller window shade submittal — reply to Nolan (Slingshot). Lock in pricing before year-end increase.
🟡 Approve Hodge Pay App #6 ($775,825) — forward to Jim Conard (West Bank) + Denise
🟡 HRV + cassette style decision — call Bill (Kelly Heating)
🟡 Send elevator load specs to Chris Hoffman (Eagle Point Solar) — needed to size battery
🟡 Review Walk My Plans mezzanine CAD options — Bailey submitted Oct 7. Confirm locker room scale + structural path.
🟡 Acoustic flooring decision — mezzanine vibration isolation (cardio-to-sauna transfer)
🟡 FAR bonus zoning check on mezzanine — human-occupied triggers additional requirements
🟡 Confirm appliance storage plan (44 units × ~6 appliances) if buying before November
🟡 Confirm Corridor Kitchens Lava doorstyle + send kitchen layout for fridge clearance
🟡 Agree remediation path with Mike Reardon (Corridor Cabinets damage)
🟡 Complete Apartments.com onboarding form (Dylan Watson / CoStar sending Platinum Plus agreement)
🟡 Send sauna dimensions + $40K budget to Josh Hentz (Kohler) for custom sauna feasibility
🟡 Review Mulford revised plumbing contract when Jim sends it
🟡 Open dedicated Project 500 checking account for WFHTC/RSM audit documentation
🟡 Send ceiling elevation drawings to Bill (Neumiller) — duct routing + soffit placement
🟡 Review Article presentation + leasing office quote (Nicole Liu sending)
🟡 Source kitchen + vanity sinks — committed to Justin (Hodge); verify dims before quotes
🟡 Register Checkr webhook + set Railway env vars
🟡 Schedule 1VALET three-way call with Rebecca Sole + Matt Neumiller
🟡 Review Rendify Unit 211 bathroom renders — send feedback to David Apaga
🟡 Reply to Kylee Lombard re: Marketing Coordinator role inquiry
🟡 Mark up L1 aesthetics deck with image preferences — send to Bailey

Last updated by Nanoclaw · Oct 15, 2026 · 7:15 AM CT

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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

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

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	—	Vendor TBD. Part of CMS DD wrap-up.
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