Work Status - August 27

Completed

Drafts to send

Your decisions

Waiting on others

Waiting on you right now

Seven things, two of them time-sensitive

Max is actively waiting on an answer and the tap-fee thread has four people on it.

Send

Tap fee reply — in Drafts, reply-all on "RE: Capacity Fee for GVX 4 on the line" to Casto, Chad, Eric W and Hibner, cc Austin. Argues one point of entry, one sewer charge, and holds the fire number until Ferris finishes the fire design.

Send

Condenser reply to Max — in Drafts, "RE: Head Spa", to Max only. Says roof not ground, no designated location, use the existing capped shaft, structural sign-off required, penetrations by our roofer.

Decide

Make the three LEAP columns match. Jeffrey Park now includes its NCA public infrastructure and both garages. Quarry Trails and Grandview Crossing may not include theirs. Recommend adding MCQCA and GCCA public work plus garages to both so the comparison is apples-to-apples — that is the entire point of items 64 through 76.

Decide

Quarry Trails land line. You resolved site work; land has the identical entity split. $63.7M at the operating level, $70.0M counting Marble Cliff Canyon. Moving it takes the QT total to $404.1M and makes the column one consistent "everything, wherever it sits" basis.

Decide

Max's fire alarm question. He wants to name the contractor in the life safety plan so it gets bid. I could not confirm the Building I contractor of record, so nothing was drafted. Either send a holding reply now or wait for Matt.

Decide

Naming lenders publicly on LEAP item 65. Today's Jeffrey Park work surfaced four lenders not on the list — Associated Bank, Farmers National Bank, First Bexley Bank, Mutual Federal — plus six bond series at $48.7M original par. List left untouched pending your call.

Decide

Whether to chase two missing drawing sheets. A-105a and A-105b, the enlarged roof plans, are not in the Rev04 Building I set. H105 governs equipment location and is complete, so I doubt it changes the answer, but it is the gap between "not designated" and "not shown anywhere."

GVX 4 on the Line — tap and capacity fees

Which number is right

Draft ready

Completed

Compared Casto's $506,094 (today 6:45 AM) against the ~$171K you sent yesterday 4:40 PM.
Isolated the whole gap into three items and found the defensible number is $262,301 to $298,462 — Casto's first line item only.
Reply drafted with the full quoted chain and signature.

The three deltas	Amount	Who is right
Two connections billed instead of one	$207,633	Push back
Sewer capacity charged twice	$111,203	Clean error
Fire sized 8" vs Chad's 4"	$72,322	Unresolved
Casto $506,094 less the above	$262,301	at 4" fire

Your $171K was low for a reason worth remembering: it sized the entry at 4", which is Chad's building service size. The site extends a 6" off the GVX main, so water and sewer both step up. The tap that gets charged is the one at the property line, not the one at the building.

Waiting on others

Chad Buckley — confirm the fire service size. The WSP shows 8", he wrote 4" yesterday, and the fire design is still in process. Worth $36K per service.
Eric Wagenbrenner and Casto — settle one entry point versus two. Casto cites Eric W as setting the two-point basis; Eric W separately asked whether the loop piping is needed at all, which would remove the second line item anyway.

Head Spa — Midpoint West endcap, GVX Building I

Ceiling history and the condenser question

Draft ready

Completed

Confirmed the ceiling was remediated — March 2026, not a couple of months ago. Matt Wilkinson with Elflien Property Solutions, 3/4 through 3/12. Source was a clogged floor drain in Apartment 201 above. Matt's closing words: "the retail space has been restored back to normal condition."
Answered the condenser question from the shell drawings, sheet by sheet. No designated location exists, roof or ground.
Found the useful part for Max: a grease duct and a separate exhaust duct were already run into the space at the shaft on Tenant 03's west wall and capped 12" above the roof. That is his route up instead of a new penetration.
Confirmed HVAC is contractually the tenant's — lease §6.01 puts the credit "in place of and in satisfaction of" the §8 Landlord's Work obligation, so your framing to Max was right. Scope is one five-ton unit, delivery and hook-up, no ductwork.
Cleared the 721 versus 733 address flag. Procore lists Building I at 721; 733 is the suite. Not an error, nothing to fix before permit.

Known gaps in what we can claim

No closeout on the March repair. The follow-up photos Matt promised and Elflien's final cost never arrived. Nothing references this space and water between 3/12 and today. "Restored" rests on his word alone.
Matt's two emails disagree on the drain date — 3/4 says June 2025, 3/12 says "last August." Pin it down before any tenant or insurance conversation.
The roof's 30 psf structural reserve is over the core between grids 8 and 9. It does not extend over Tenant 03. Wherever the unit lands needs a structural check.

Waiting on others

Matt Wilkinson — the fire alarm and sprinkler contractors of record for Building I. Best candidates are Romanoff Electric on alarm and Dalmatian Fire on sprinkler, neither confirmed. Other GVX buildings used different subs, so it does not transfer. Confirmed either way: they are separate trades, so Max carries two line items.
Matt Wilkinson — the Elflien photos and final cost from March.
Ferris — the fire protection design, still in process, which is what fixes the fire service size.
Cooper Services — on site 8 AM tomorrow to replace the drywall.

LEAP District RFP — comparable project cost

Both of your calls applied and live

Deployed

Completed

Removed the $11.4M note and the see-note tag.
Quarry Trails restated to count all site work wherever it sits. Horizontal $11.4M to $45.2M, total $364.1M to $397.8M.
Jeffrey Park rebuilt on financing budgets — $386.9M. 13 financings, no longer partial, no longer dependent on NetSuite. $349.1M excluding The Celia.
Netted out three double-counts before they reached the total: the Phase 9 garage sitting inside The Patent's budget, duplicate community-center allocations, and the NCA's land-acquisition reimbursement.
Closed the open ask for Jeffrey Park's missing $204M of cost detail. Nothing further needed from Josi or Casto on item 64.
Set both displayed totals to the sum of the displayed rows so nobody adding the column finds a hole.
Moved two stale backup copies of the page out of the deploy folder — they were being served at public URLs beside the live page.

Cost category	Quarry Trails	Grandview Crossing	Jeffrey Park
Land	$63.7M	$29.8M	$51.0M
Horizontal / site	$45.2M	$27.6M	$40.3M
Vertical hard	$232.5M	$183.8M	$243.3M
Soft	$45.9M	$50.2M	$43.8M
Development fees	$10.5M	$7.5M	$8.5M
Total development cost	$397.8M	$299.0M built	$386.9M

Needs your confirmation

Column comparability — the recommendation at the top of this page. Jeffrey Park is now the most complete column.
The Quarry Trails land line — also at the top.
Knoxville got $354.7M on 8/6 on the narrower basis. Quarry Trails now shows $397.8M here. Two public submissions, same program, $43M apart. The note explains it in one sentence, but anyone cross-reading them asks.
Jeffrey Park runs $87M above the $300M program figure you had been using. The financing-budget basis is what you asked for, but confirm that is the scope you want shown.

Waiting on others

Casto or Josi — source and definition of the Quarry Trails total. None of $422.6M, $364.1M or $397.8M reproduces from NetSuite. The category figures are proforma or Casto-built. Fine for conveying scope, not fine if anyone audits it.

Two soft spots labelled on the RFP page itself

Foundry and Legacy carry no separate horizontal line, so their sitework sits inside vertical hard. Horizontal understates and vertical overstates by that amount.
Homes at Jeffrey Park and Harris/Perry come from cost tie-outs rather than financing budgets, because none exist for either.

The RFP working page is live at thrive-leap-rfp.pages.dev and carries its own item-level asks, including the two professional references Katie is waiting on from you. Those are unchanged by today's work and not repeated here.

Filing gaps found along the way

Worth fixing while someone is in Egnyte

Housekeeping

Phase 3 and Phase 5 Finance/Proforma folders under Jeffrey Park are mis-filed — both hold 2018 Battelle and Founders Park material and nothing Jeffrey.
No standalone Foundry construction-cost budget exists. The Associated Bank loan application lists one as a required exhibit; the file is not in Egnyte. Draw #27's original-budget column, $38,054,175, is the best surviving record.
No project-level sources and uses for Homes at Jeffrey Park — only unit-level sheets.
No sworn construction statement for Phases 6 and 7.
Enlarged roof plans A-105a and A-105b are absent from the Building I Rev04 set.