186 Bal Bay DriveLive Project Dashboard
This dashboard is the live operating picture for 186 Bal Bay Drive — the same tracker used by the contractor's PM, the site superintendent, and the owner's representative to run the project. It consolidates the OAC meeting record, the critical-task register, the city inspection log, owner decisions, subcontractor buyout, the field control board, and the master schedule into one view. Use the tabs above to move between them; the search box filters the active tab.
| # | Category | Task | Owner | Status | Due | Source | Notes |
|---|---|---|---|---|---|---|---|
| 1.0 | ✅ RESOLVED | Gas revision — Andres email approved 5/6, hard copies to follow | Andres | ✅ APPROVED 5/6 | 5/6/2026 | OAC2 | CRITICAL MILESTONE. Gas revision was the master blocker. Walls can now proceed to close on 2nd floor. 2 signed/sealed hard copies still needed for city submission. |
| 2.0 | ✅ RESOLVED | HVAC pre-drywall walk — completed 5/6 with Gabriel | Greg/Omar | ✅ DONE 5/6 | 5/6/2026 | Task List + OAC2 | Walk complete. New punch list from walkthrough: bed 1 drain, access panels, VIP filter slot, bed 2 damper filter racks. Omar working remaining items. |
| 3.0 | ✅ RESOLVED | Framing inspection — passed (except staff/service wing) | Omar | ✅ PASSED (partial) | Prior | Inspections sheet | Passed except Staff Area/Service Wing. Service wing needs correction. |
| 4.0 | ✅ RESOLVED | Inspector Valente — met, BNI engineer letter in progress | Omar/Greg | ✅ MET | 5/4/2026 | Task List | Met with inspector. Recall inspection of front stairs + at-grade landing slab needed. Omar getting BNI structural engineer letter. |
| 5.0 | ✅ RESOLVED | Condensate lines — horizontal insulation materials arrived 5/1 | Omar/Gabriel | ✅ Materials on site | 5/1/2026 | Task List | Materials arrived 5/1. Omar making Gabriel insulate horizontal condensate lines. |
| 6.0 | ✅ RESOLVED | Remote AC sensors — locations given to Gabriel at 5/6 walkthrough | Greg/Omar | ✅ DONE | 5/6/2026 | Task List | Locations given to Gabriel at walkthrough. Gabriel will install. |
| 7.0 | ✅ RESOLVED | All fresh air dampers — Gabriel confirmed installed and working 5/6 | Gabriel | ✅ CONFIRMED | 5/6/2026 | Task List | Confirmed with Gabriel at walkthrough. |
| 8.0 | ✅ RESOLVED | German — exterior sconce locations marked outside massage balcony | Greg/Omar | ✅ DONE (low one pending) | 5/6/2026 | Task List | Done except low one on side of walkway. |
| 9.0 | ✅ RESOLVED | Return for guest bed 1 from corridor — Tony PE approved, in progress | Omar | ✅ In Progress | ASAP | Task List | Tony approved. Omar in progress. Also needs to draw from hallway plenum per Craig. |
| 10.0 | 🔴 CRITICAL | Wellness Center HVAC — upsize to 3 ton, new condenser (DECIDE 5/13) | Greg/Andres | Open — Awaiting Calcs | 5/13/2026 | OAC2 | Existing 1.5 ton vs ~33K BTU load. New condenser + MEP revision required. Tony + Vlad running calculations. Keep ceiling open. |
| 11.0 | 🔴 CRITICAL | Gas revision hard copies — 2 signed/sealed to city | Andres | Open | ASAP | OAC2 | Email approved 5/6. City still needs 2 signed and sealed hard copies submitted. |
| 12.0 | 🔴 CRITICAL | Roof HVAC isolators — David Rogers draft → Gabriel review → BNI stamp → city | Chana/Greg | In Progress | ASAP | OAC2 | Chana reviewing draft with Gabriel. Then BNI stamp. Then process with city. |
| 13.0 | 🔴 CRITICAL | His & Hers stone — Bart needs area list for shop drawings | Chana | Open | ASAP | Task List | Bart wants list of which bathrooms get stone first to start shop drawings. Chana to make 2nd floor slab area list and email Bart + Greg. |
| 14.0 | 🔴 CRITICAL | Interior painting — offer Harold $100K flat (Alex confirmed) | Greg/Chana | Open — Action Required | ASAP | OAC2 + Alex 5/4 | Leveling doc to ownership this week. Harold ~$10K cheaper, fewer COs. If declined: remove closets or third bid. |
| 15.0 | 🔴 CRITICAL | Front stairs — recall inspection, BNI engineer letter | Omar | Open | ASAP | Task List | Inspector Valente needs evidence. Omar getting BNI structural engineer letter. |
| 16.0 | 🔴 CRITICAL | Floor boxes — eliminate wellness boxes pending MEP revision | Greg/Chana | Partial Approval | ASAP | OAC2 5/6 | Approved by Alex except wellness room. Cannot finalize until wellness MEP revision done. |
| 17.0 | 🔴 CRITICAL | Wellness center MEP revision (240V? No hyperbaric?) | Andres/Tony | Open | 5/13/2026 | OAC1 + OAC2 | MEP revision required for wellness room electrical. Andres following up with Tony. Vlad comments 5/6. |
| 18.0 | 🔴 CRITICAL | HVAC Gabriel punch list from 5/6 walk — 4 items | Gabriel/Omar | Open | 5/13/2026 | Task List walkthrough results | 1) Bed 1 drain blocking filter 2) Relocate access panels bed 1 & 3 3) VIP suite filter slot (Victor) 4) Bed 2 damper blocking filter racks — Victor to change all ceiling AHU filter racks. |
| 19.0 | 🔴 CRITICAL | Bed 3 service wing framing — failed inspection, correction needed | Omar | Open | ASAP | Inspections sheet | Framing inspection passed except staff/service wing. Correct and recall. |
| 20.0 | 🔴 CRITICAL | P&P Plumbing — demand letter still required | Greg/Chana | Open | ASAP | Omar control board | Pattern documented. Demand letter required per Omar's board. No resolution shown in Gregg's tracker. |
| 21.0 | 🟠 HIGH | Carousel mock-up — 5/7 at 2pm (Victor bending metal bar) | Greg/Victor/Paul | Scheduled | 5/7/2026 | OAC2 | Brass inlay edge detail + deflection assessment with black tile. Paul (Argent) reviewing. Written confirmation of pricing + credit needed. |
| 22.0 | 🟠 HIGH | 2nd floor soffit alignment issues — site walk 5/7 | Omar/Greg | Scheduled | 5/7/2026 | OAC2 | Owner videos flagged misalignments. Resolve during site walk. Document corrective actions. |
| 23.0 | 🟠 HIGH | Borges on site 5/7 to discuss facade metals with Omar | Andres/Omar | Scheduled | 5/7/2026 | OAC2 | Brake metal: Andres sent marked-up shop drawings 5/6 evening. Victor to site measure + samples. Alex color approval needed. |
| 24.0 | 🟠 HIGH | Landscape — Matthew on site 5/7, 2 signed/sealed copies for city | Greg | Scheduled | 5/7/2026 | OAC2 | Matthew bringing plans for city processing. |
| 25.0 | 🟠 HIGH | Metal fencing — hidden areas to pickets, decorative at visible, add screens | Greg/Victor | Open | 5/13/2026 | OAC2 | Marked drawings needed: decorative vs picket by location. Also add privacy screens for garage electrical panels + exterior water heaters + Jandy panels. |
| 26.0 | 🟠 HIGH | Civil engineer Marco — Omar sketch to reduce fees | Omar/Greg | In Progress | 5/13/2026 | OAC2 | Gregg spoke to Marco. Omar sending sketch to reduce scope/fees. |
| 27.0 | 🟠 HIGH | Safe room doors — written quote, pick certified installer | Chana | Open | ASAP | OAC1 + OAC2 | Will come back with quotes per OAC2. Must pick installer before safe room door supplier can make shop drawings. |
| 28.0 | 🟠 HIGH | Royal Laser — phased delivery discussion, Alex watching | Chana | Open | ASAP | Task List | Alex asking for delivery target date. Chana to contact Greg Orsini (Royal Laser) about phased delivery. |
| 29.0 | 🟠 HIGH | Tub filler + drain — her master bath, core drill + rough | Omar/Plumber | Open | ASAP | Task List | Omar to core drill. Plumber installs rough in floor. |
| 30.0 | 🟠 HIGH | Anti-scalding valve — her master bath (inspector requires) | Chana/Plumber | Open | ASAP | Task List | Chana sending detail. Plumber will find spot after rough is in floor. |
| 31.0 | 🟠 HIGH | Freon lines master mech closet — lower (told Gabriel at 5/6 walk) | Gabriel/Omar | Open | ASAP | Task List | Told Gabriel at walkthrough. Follow up to confirm. |
| 32.0 | 🟠 HIGH | Seal access panel back of elevator shaft | Omar | Open | ASAP | Task List | Omar ordering panel that seals/locks. Confirm lock with Chana before ordering. |
| 33.0 | 🟠 HIGH | German (ELD) — 1st floor walk scheduled 5/20 | Greg/Omar | Scheduled | 5/20/2026 | Task List | After German completes 2nd floor. Omar meets German for 1st floor schedule. |
| 34.0 | 🟠 HIGH | Gabriel — 1st floor HVAC walk scheduled 5/20 | Greg/Omar | Scheduled | 5/20/2026 | Task List | Coordinate with 1st floor electrical walk. |
| 35.0 | 🟠 HIGH | Stair ceiling mirror — rosette detail, drawings from Arquitek in Procore | Andres/Greg | Open | 5/13/2026 | OAC2 | Wood rosette to conceal chandelier lift. Millworker wood frame + separate mirror vendor. Latest drawings from Arquitek in Procore. |
| 36.0 | 🟠 HIGH | NWF — gym floor proposal owed | Chana | Open | ASAP | Task List | NWF owes gym floor proposal. Chana to follow up. |
| 37.0 | 🟠 HIGH | File front door — PVT to provide NOA | Chana | Open | ASAP | Task List | NOA needed for permit. |
| 38.0 | 🟠 HIGH | File garage door — NOA from John Buck, then complete inspection | Chana | Open | ASAP | Task List | Get NOA then finish inspection. |
| 39.0 | 🟠 HIGH | Shearwall — pedestals shop drawing for exterior wood deck | Chana/Greg | In Progress | ASAP | Task List | Comments sent 5/1. Shop drawing needed for pedestals. |
| 40.0 | 📅 SCHEDULE | New schedule — after 2F drywall + stone coordination | Greg/Omar/Chana | Open | After drywall progress | OAC2 5/6 | Greg/Omar/Chana to build new schedule after completing 2F drywall and coordinating flooring install on 2F. |
| 41.0 | 📅 SCHEDULE | Next OAC — 5/13/2026 at 12:00 PM or 12:30 PM | All | Scheduled | 5/13/2026 | OAC2 | Proposed time change from 1:30pm to noon or 12:30. |
| NEW | 🟠 HIGH | Camera payment — BRLH to pay, not CEM | Greg | Open | ASAP | Omar control board / Michael | Omar's board notes 'Michael → cameras.' CORRECTION: cameras are BRLH's expense. Gregg to confirm with BRLH office/accounting. Michael has no payment obligation here. |
| NEW | 🟠 HIGH | Pool equipment payment — through Cinthia at BRLH accounting | Gregg / Cinthia | Open | ASAP | Michael update 5/6 | Pool contractor approved. All equipment payments to be processed through Cinthia (BRLH accounting). Not a CEM action item. |
| NEW | 🟠 HIGH | Epoxy coating samples — acquire and have on site for owner review | Greg | Open | 5/13/2026 | OAC 5/6 + Michael update | Engage Premier or specialist. Obtain epoxy floor coating samples for garage. Owner must review samples on site before decision. Coordinate with Argent walkthrough on garage cabinetry. |
| NEW | 🟠 HIGH | Jib doors for AC mech closets — Gregg to review Lujo product + pricing | Greg | Open | 5/13/2026 | Michael update 5/6 | Two jib doors: one inside chef's kitchen AC mech closet, one just outside. These are BASIC (non-custom) doors now in the drywall scope — NOT Royal Laser millwork. Chana priced from Lujo. Gregg to review Lujo product and pricing. |
| NEW | 🟠 HIGH | AV Room HVAC — clarify exact equipment needed | Greg | Open | 5/13/2026 | Michael update 5/6 | Gregg to determine exact equipment spec for AV room HVAC. Not a CEM item. Include in Gregg's tracker. |
| NEW | 🟠 HIGH | Royal Laser installer — Gregg + Omar + Alex to decide on site | Gregg / Omar / Alex | Open | Next joint site visit | Michael update 5/6 | Gregg and Omar to discuss with Alex directly next time all three are on site. Decision: Russians as installer vs. BRLH sourcing another. Must be agreed in person — not via email or OAC. |
| NEW | 🟠 HIGH | Garage cabinetry decision — cover in Argent walkthrough | Argent / Chana / Greg | Open | Next Argent visit | OAC 5/6 + Michael update | Determine in Argent walkthrough whether any garage cabinetry design is needed. Separately: Premier epoxy samples must be on site for owner review. Both items to be addressed together. |
| NEW | 📋 INFO | AGG Glass Contractors — gym glass wall shop drawings in progress | Michael (CEM) / AGG Glass | In Progress | Post-drywall inspection | Michael update 5/6 | AGG Glass Contractors (Owner's contractor) handling gym glass wall. Initial shop drawings underway. Final measurements require finished wall, ceiling, and floor. Then fabrication. BRLH to ensure room completion is sequenced accordingly. |
| NEW | 📋 INFO | Shower enclosures / ribbed glass / mirrors — Katia + Chana + Greg | Gregg / Chana | Open | TBD | Michael update 5/6 | CEM has no role. Assign to Gregg and Chana. RFPs sent to All Comp, Studio Glass, Champion Welding. BRLH to manage selection process. |
| 5/13 | ✅ RESOLVED | Interior priming — APPROVED to start week of May 18 | Gregg / Chana | ✅ APPROVED 5/13 | 5/18/2026 | OAC3 5/13 | Decision made at OAC3. Painter to mobilize week of May 18. |
| 5/13 | ✅ RESOLVED | Propane tank anti-flotation drawings — David Rogers completed | Andres | ✅ DRAWINGS COMPLETE | 5/13/2026 | OAC3 5/13 | Stamped drawings ready. Now needs to be processed with city. |
| 5/13 | ✅ RESOLVED | Main house transformer reorientation — REJECTED | — | ✅ CLOSED | 5/13/2026 | OAC3 5/13 | Too costly + FPL 8-foot clearance required. Orientation stays as-is. |
| 5/13 | 🔴 CRITICAL | Cryotherapy chamber — 230V vs 208V conflict, transformer noise, heat load | Gregg / Tony | Open — Researching Alt. | 5/20/2026 | OAC3 5/13 | Cryofast unit requires 230V, house provides 208V. Noisy transformer required. 2-5kW heat load. Research 208V American units and split-unit options. Send Alex specs. |
| 5/13 | 🔴 CRITICAL | Deck & fire pit substructure — Manuel engineered drawings URGENT | Manuel | Open — Crew Waiting | ASAP | OAC3 5/13 | Pedestals have no NOA. New plan: PT wood substructure by Manuel. Drawings are priority — crew will stop without them. |
| 5/13 | 🔴 CRITICAL | Drywall screw inspection — pass by end of week 5/11 | Omar | In Progress | 5/14/2026 | OAC3 5/13 | Plumbers on site May 14 to complete so ceilings can close. |
| 5/13 | 🔴 CRITICAL | Facade/brake metal — color decision needed to proceed | Andres / Victor | Open — Color TBD | 5/20/2026 | OAC3 5/13 | Victor's engineer reviewing fastening details. Color must be decided before shop drawings can be finalized. |
| 5/13 | 🟠 HIGH | City handrails — front steps + fire pit steps (new requirement) | Andres | Open | 5/20/2026 | OAC3 5/13 | City courtesy walk resulted in minor handrail additions required. Andres to incorporate into fencing revision. |
| 5/13 | 🟠 HIGH | Roof fencing VE — white/less expensive alternative | Andres / Victor | In Progress | 5/20/2026 | OAC3 5/13 | Ronaldo opposed black fencing on white roof. Alex concerned about appearance. Explore less expensive white solution. Andres to get VE marked-up drawings from Victor. |
| 5/13 | 🟠 HIGH | Landscape tree locations — conflict with underground utilities | Gregg / Matthew | Open | 5/20/2026 | OAC3 5/13 | Trees on landscape plan conflict with underground utilities. Site walk needed with landscape architect. |
| 5/13 | 🟠 HIGH | SDS tile installer on site May 14 + Daniel starts May 15 | Omar / Gregg | Scheduled | 5/14–5/15 | OAC3 5/13 | Exterior stone installer kickoff also May 15. Pool contractor job walk May 15. |
| 5/13 | 🟠 HIGH | Carousel — negotiate price + SDS installation method meeting May 14 | Gregg / Chana | In Progress | 5/14/2026 | OAC3 5/13 | Brass inlays expected May 14. Meet SDS to approve installation method. |
| 5/13 | 🟠 HIGH | Noisy transformer — find insulated location, get specs from German | Gregg / German | Open | 5/20/2026 | OAC3 5/13 | Possible cryo unit transformer described as 'jet engine' loud. Must find new location. |
| 5/13 | 🟠 HIGH | Argent — master carpet selection + bathroom 2 digital slab layout | Paul / Argent | Open | 5/20/2026 | OAC3 5/13 | Paul to push Argent. Alex to be involved in carpet selection. |
| 5/13 | 🟠 HIGH | Electrician proposal for step-up transformer — get and review with Alex | Gregg | Open | 5/20/2026 | OAC3 5/13 | Obtain electrician's proposal for transformer. Share with Alex for decision. |
| 5/13 | 📅 SCHEDULE | Next OAC — May 20, 2026 at 12:00 PM | All | Scheduled | 5/20/2026 | OAC3 5/13 | Week of May 25 to be scheduled earlier for Alex. |
| 5/18 | ✅ RESOLVED | Drywall screw inspection — 2ND FLOOR PASSED 5/18/2026 | Omar / Lujo Drywall | ✅ PASSED 5/18 | 5/18/2026 | Daily Log 5/18 | CRITICAL MILESTONE. Entire 2nd floor passed. Lujo adding 10 finishers 5/19. 1F drywall starts 5/19. Backing installation begins 1F. |
| 5/18 | 🔴 CRITICAL | P&P Plumbing — ABSENT 6 CONSECUTIVE DAYS (5/11–5/18). Demand letter NOW. | Gregg / Chana | Open — Demand Letter Required | IMMEDIATE | Manpower Log 5/18 | Zero presence 5/11 through 5/18. Lujo starts 1F tomorrow. Condensate drains and tub/shower roughs must be done before ceilings close or they get drywalled in permanently. |
| 5/18 | 🔴 CRITICAL | SE Florida Mechanical — absent 5/13–5/18. HVAC punch items must clear before 1F ceiling closure. | Gregg / Gabriel | Open — Escalate | IMMEDIATE | Manpower Log 5/18 | 6 consecutive absences. HVAC punch list from 5/6 walk still open. Must clear before 1F ceilings close — bed 1 drain, access panels, VIP filter slot, bed 2 damper racks. |
| 5/27 | 🔴 CRITICAL | Veneer approval — TIME CRITICAL before June 15 Royal Laser 2F | Paul / Alex / Argent | Open — URGENT | BEFORE 6/15 | OAC5 | Must approve: her closet, his & her vanities, massage vanity, cabana bar. June 15 is hard deadline. |
| 5/27 | 🔴 CRITICAL | Gas Rough Inspection — TODAY 5/27. Pass = call 1F Framing | Omar / Andres | Inspection Today | 5/27/2026 | OAC5 | If gas passes today, call 1F framing inspection immediately. |
| 5/27 | 🔴 CRITICAL | Back deck structural / shearwall (Manuel) — contested | Gregg / Manuel / BRLH | Open — Contested | This week | OAC5 | Omar says drawings show option; BRLH claims extra cost. Manuel coming this week. |
| 5/27 | 🔴 CRITICAL | FPL Easement — retrieve, notarize, submit Miami-Dade | Michael (CEM) | Open | ASAP | OAC5 | Covenant at 188 marina (Marty). Must retrieve → notarize → submit to county before FPL relocates transformers. |
| 5/27 | 🟠 HIGH | Interior louvers — bottom detail unresolved | Borges / Victor | Open — site visit needed | ASAP | OAC5 | Victor needs Borges comments. Borges wants site visit to finalize. |
| 5/27 | 🟠 HIGH | Gym glass wall header — scope active | Gregg / AGG Glass | In Progress | TBD | OAC5 | AGG Glass (Owner's contractor) shop drawings in progress. |
| 5/27 | 🟠 HIGH | Luhho jib door specs — millwork sequencing | Gregg | In Progress | TBD | OAC5 | Part of millwork sequencing. Gregg to confirm specs. |
| 5/27 | ✅ RESOLVED | Sheet piles — wall gap closure APPROVED | Gregg / Omar | ✅ APPROVED 5/27 | Done | OAC5 | Chana sent 5/26. Alex approved at OAC5. |
| 5/27 | ✅ RESOLVED | Culligan water filtration — DECIDED | Chana | ✅ DECIDED 5/27 | Done | OAC5 | Alex: RO to main kitchen faucet + $999 UV button upgrade. |
| 5/27 | ✅ RESOLVED | Propane tank — delivered | Chana | ✅ RESOLVED | Done | OAC5 | Delivery this week, no storage charge. |
| 5/27 | 📅 SCHEDULE | Next OAC — June 3, 2026 at 11:00 AM | All | Scheduled | 6/3/2026 | OAC5 | Confirmed. |
| # | Category | Task | Owner | Status | Due | Source | Notes |
|---|---|---|---|---|---|---|---|
| 1.0 | ✅ RESOLVED | Gas revision — Andres email approved 5/6, hard copies to follow | Andres | ✅ APPROVED 5/6 | 5/6/2026 | OAC2 | CRITICAL MILESTONE. Gas revision was the master blocker. Walls can now proceed to close on 2nd floor. 2 signed/sealed hard copies still needed for city submission. |
| 2.0 | ✅ RESOLVED | HVAC pre-drywall walk — completed 5/6 with Gabriel | Greg/Omar | ✅ DONE 5/6 | 5/6/2026 | Task List + OAC2 | Walk complete. New punch list from walkthrough: bed 1 drain, access panels, VIP filter slot, bed 2 damper filter racks. Omar working remaining items. |
| 3.0 | ✅ RESOLVED | Framing inspection — passed (except staff/service wing) | Omar | ✅ PASSED (partial) | Prior | Inspections sheet | Passed except Staff Area/Service Wing. Service wing needs correction. |
| 4.0 | ✅ RESOLVED | Inspector Valente — met, BNI engineer letter in progress | Omar/Greg | ✅ MET | 5/4/2026 | Task List | Met with inspector. Recall inspection of front stairs + at-grade landing slab needed. Omar getting BNI structural engineer letter. |
| 5.0 | ✅ RESOLVED | Condensate lines — horizontal insulation materials arrived 5/1 | Omar/Gabriel | ✅ Materials on site | 5/1/2026 | Task List | Materials arrived 5/1. Omar making Gabriel insulate horizontal condensate lines. |
| 6.0 | ✅ RESOLVED | Remote AC sensors — locations given to Gabriel at 5/6 walkthrough | Greg/Omar | ✅ DONE | 5/6/2026 | Task List | Locations given to Gabriel at walkthrough. Gabriel will install. |
| 7.0 | ✅ RESOLVED | All fresh air dampers — Gabriel confirmed installed and working 5/6 | Gabriel | ✅ CONFIRMED | 5/6/2026 | Task List | Confirmed with Gabriel at walkthrough. |
| 8.0 | ✅ RESOLVED | German — exterior sconce locations marked outside massage balcony | Greg/Omar | ✅ DONE (low one pending) | 5/6/2026 | Task List | Done except low one on side of walkway. |
| 9.0 | ✅ RESOLVED | Return for guest bed 1 from corridor — Tony PE approved, in progress | Omar | ✅ In Progress | ASAP | Task List | Tony approved. Omar in progress. Also needs to draw from hallway plenum per Craig. |
| 10.0 | 🔴 CRITICAL | Wellness Center HVAC — upsize to 3 ton, new condenser (DECIDE 5/13) | Greg/Andres | Open — Awaiting Calcs | 5/13/2026 | OAC2 | Existing 1.5 ton vs ~33K BTU load. New condenser + MEP revision required. Tony + Vlad running calculations. Keep ceiling open. |
| 11.0 | 🔴 CRITICAL | Gas revision hard copies — 2 signed/sealed to city | Andres | Open | ASAP | OAC2 | Email approved 5/6. City still needs 2 signed and sealed hard copies submitted. |
| 12.0 | 🔴 CRITICAL | Roof HVAC isolators — David Rogers draft → Gabriel review → BNI stamp → city | Chana/Greg | In Progress | ASAP | OAC2 | Chana reviewing draft with Gabriel. Then BNI stamp. Then process with city. |
| 13.0 | 🔴 CRITICAL | His & Hers stone — Bart needs area list for shop drawings | Chana | Open | ASAP | Task List | Bart wants list of which bathrooms get stone first to start shop drawings. Chana to make 2nd floor slab area list and email Bart + Greg. |
| 14.0 | 🔴 CRITICAL | Interior painting — offer Harold $100K flat (Alex confirmed) | Greg/Chana | Open — Action Required | ASAP | OAC2 + Alex 5/4 | Leveling doc to ownership this week. Harold ~$10K cheaper, fewer COs. If declined: remove closets or third bid. |
| 15.0 | 🔴 CRITICAL | Front stairs — recall inspection, BNI engineer letter | Omar | Open | ASAP | Task List | Inspector Valente needs evidence. Omar getting BNI structural engineer letter. |
| 16.0 | 🔴 CRITICAL | Floor boxes — eliminate wellness boxes pending MEP revision | Greg/Chana | Partial Approval | ASAP | OAC2 5/6 | Approved by Alex except wellness room. Cannot finalize until wellness MEP revision done. |
| 17.0 | 🔴 CRITICAL | Wellness center MEP revision (240V? No hyperbaric?) | Andres/Tony | Open | 5/13/2026 | OAC1 + OAC2 | MEP revision required for wellness room electrical. Andres following up with Tony. Vlad comments 5/6. |
| 18.0 | 🔴 CRITICAL | HVAC Gabriel punch list from 5/6 walk — 4 items | Gabriel/Omar | Open | 5/13/2026 | Task List walkthrough results | 1) Bed 1 drain blocking filter 2) Relocate access panels bed 1 & 3 3) VIP suite filter slot (Victor) 4) Bed 2 damper blocking filter racks — Victor to change all ceiling AHU filter racks. |
| 19.0 | 🔴 CRITICAL | Bed 3 service wing framing — failed inspection, correction needed | Omar | Open | ASAP | Inspections sheet | Framing inspection passed except staff/service wing. Correct and recall. |
| 20.0 | 🔴 CRITICAL | P&P Plumbing — demand letter still required | Greg/Chana | Open | ASAP | Omar control board | Pattern documented. Demand letter required per Omar's board. No resolution shown in Gregg's tracker. |
| 21.0 | 🟠 HIGH | Carousel mock-up — 5/7 at 2pm (Victor bending metal bar) | Greg/Victor/Paul | Scheduled | 5/7/2026 | OAC2 | Brass inlay edge detail + deflection assessment with black tile. Paul (Argent) reviewing. Written confirmation of pricing + credit needed. |
| 22.0 | 🟠 HIGH | 2nd floor soffit alignment issues — site walk 5/7 | Omar/Greg | Scheduled | 5/7/2026 | OAC2 | Owner videos flagged misalignments. Resolve during site walk. Document corrective actions. |
| 23.0 | 🟠 HIGH | Borges on site 5/7 to discuss facade metals with Omar | Andres/Omar | Scheduled | 5/7/2026 | OAC2 | Brake metal: Andres sent marked-up shop drawings 5/6 evening. Victor to site measure + samples. Alex color approval needed. |
| 24.0 | 🟠 HIGH | Landscape — Matthew on site 5/7, 2 signed/sealed copies for city | Greg | Scheduled | 5/7/2026 | OAC2 | Matthew bringing plans for city processing. |
| 25.0 | 🟠 HIGH | Metal fencing — hidden areas to pickets, decorative at visible, add screens | Greg/Victor | Open | 5/13/2026 | OAC2 | Marked drawings needed: decorative vs picket by location. Also add privacy screens for garage electrical panels + exterior water heaters + Jandy panels. |
| 26.0 | 🟠 HIGH | Civil engineer Marco — Omar sketch to reduce fees | Omar/Greg | In Progress | 5/13/2026 | OAC2 | Gregg spoke to Marco. Omar sending sketch to reduce scope/fees. |
| 27.0 | 🟠 HIGH | Safe room doors — written quote, pick certified installer | Chana | Open | ASAP | OAC1 + OAC2 | Will come back with quotes per OAC2. Must pick installer before safe room door supplier can make shop drawings. |
| 28.0 | 🟠 HIGH | Royal Laser — phased delivery discussion, Alex watching | Chana | Open | ASAP | Task List | Alex asking for delivery target date. Chana to contact Greg Orsini (Royal Laser) about phased delivery. |
| 29.0 | 🟠 HIGH | Tub filler + drain — her master bath, core drill + rough | Omar/Plumber | Open | ASAP | Task List | Omar to core drill. Plumber installs rough in floor. |
| 30.0 | 🟠 HIGH | Anti-scalding valve — her master bath (inspector requires) | Chana/Plumber | Open | ASAP | Task List | Chana sending detail. Plumber will find spot after rough is in floor. |
| 31.0 | 🟠 HIGH | Freon lines master mech closet — lower (told Gabriel at 5/6 walk) | Gabriel/Omar | Open | ASAP | Task List | Told Gabriel at walkthrough. Follow up to confirm. |
| 32.0 | 🟠 HIGH | Seal access panel back of elevator shaft | Omar | Open | ASAP | Task List | Omar ordering panel that seals/locks. Confirm lock with Chana before ordering. |
| 33.0 | 🟠 HIGH | German (ELD) — 1st floor walk scheduled 5/20 | Greg/Omar | Scheduled | 5/20/2026 | Task List | After German completes 2nd floor. Omar meets German for 1st floor schedule. |
| 34.0 | 🟠 HIGH | Gabriel — 1st floor HVAC walk scheduled 5/20 | Greg/Omar | Scheduled | 5/20/2026 | Task List | Coordinate with 1st floor electrical walk. |
| 35.0 | 🟠 HIGH | Stair ceiling mirror — rosette detail, drawings from Arquitek in Procore | Andres/Greg | Open | 5/13/2026 | OAC2 | Wood rosette to conceal chandelier lift. Millworker wood frame + separate mirror vendor. Latest drawings from Arquitek in Procore. |
| 36.0 | 🟠 HIGH | NWF — gym floor proposal owed | Chana | Open | ASAP | Task List | NWF owes gym floor proposal. Chana to follow up. |
| 37.0 | 🟠 HIGH | File front door — PVT to provide NOA | Chana | Open | ASAP | Task List | NOA needed for permit. |
| 38.0 | 🟠 HIGH | File garage door — NOA from John Buck, then complete inspection | Chana | Open | ASAP | Task List | Get NOA then finish inspection. |
| 39.0 | 🟠 HIGH | Shearwall — pedestals shop drawing for exterior wood deck | Chana/Greg | In Progress | ASAP | Task List | Comments sent 5/1. Shop drawing needed for pedestals. |
| 40.0 | 📅 SCHEDULE | New schedule — after 2F drywall + stone coordination | Greg/Omar/Chana | Open | After drywall progress | OAC2 5/6 | Greg/Omar/Chana to build new schedule after completing 2F drywall and coordinating flooring install on 2F. |
| 41.0 | 📅 SCHEDULE | Next OAC — 5/13/2026 at 12:00 PM or 12:30 PM | All | Scheduled | 5/13/2026 | OAC2 | Proposed time change from 1:30pm to noon or 12:30. |
| NEW | 🟠 HIGH | Camera payment — BRLH to pay, not CEM | Greg | Open | ASAP | Omar control board / Michael | Omar's board notes 'Michael → cameras.' CORRECTION: cameras are BRLH's expense. Gregg to confirm with BRLH office/accounting. Michael has no payment obligation here. |
| NEW | 🟠 HIGH | Pool equipment payment — through Cinthia at BRLH accounting | Gregg / Cinthia | Open | ASAP | Michael update 5/6 | Pool contractor approved. All equipment payments to be processed through Cinthia (BRLH accounting). Not a CEM action item. |
| NEW | 🟠 HIGH | Epoxy coating samples — acquire and have on site for owner review | Greg | Open | 5/13/2026 | OAC 5/6 + Michael update | Engage Premier or specialist. Obtain epoxy floor coating samples for garage. Owner must review samples on site before decision. Coordinate with Argent walkthrough on garage cabinetry. |
| NEW | 🟠 HIGH | Jib doors for AC mech closets — Gregg to review Lujo product + pricing | Greg | Open | 5/13/2026 | Michael update 5/6 | Two jib doors: one inside chef's kitchen AC mech closet, one just outside. These are BASIC (non-custom) doors now in the drywall scope — NOT Royal Laser millwork. Chana priced from Lujo. Gregg to review Lujo product and pricing. |
| NEW | 🟠 HIGH | AV Room HVAC — clarify exact equipment needed | Greg | Open | 5/13/2026 | Michael update 5/6 | Gregg to determine exact equipment spec for AV room HVAC. Not a CEM item. Include in Gregg's tracker. |
| NEW | 🟠 HIGH | Royal Laser installer — Gregg + Omar + Alex to decide on site | Gregg / Omar / Alex | Open | Next joint site visit | Michael update 5/6 | Gregg and Omar to discuss with Alex directly next time all three are on site. Decision: Russians as installer vs. BRLH sourcing another. Must be agreed in person — not via email or OAC. |
| NEW | 🟠 HIGH | Garage cabinetry decision — cover in Argent walkthrough | Argent / Chana / Greg | Open | Next Argent visit | OAC 5/6 + Michael update | Determine in Argent walkthrough whether any garage cabinetry design is needed. Separately: Premier epoxy samples must be on site for owner review. Both items to be addressed together. |
| NEW | 📋 INFO | AGG Glass Contractors — gym glass wall shop drawings in progress | Michael (CEM) / AGG Glass | In Progress | Post-drywall inspection | Michael update 5/6 | AGG Glass Contractors (Owner's contractor) handling gym glass wall. Initial shop drawings underway. Final measurements require finished wall, ceiling, and floor. Then fabrication. BRLH to ensure room completion is sequenced accordingly. |
| NEW | 📋 INFO | Shower enclosures / ribbed glass / mirrors — Katia + Chana + Greg | Gregg / Chana | Open | TBD | Michael update 5/6 | CEM has no role. Assign to Gregg and Chana. RFPs sent to All Comp, Studio Glass, Champion Welding. BRLH to manage selection process. |
| 5/13 | ✅ RESOLVED | Interior priming — APPROVED to start week of May 18 | Gregg / Chana | ✅ APPROVED 5/13 | 5/18/2026 | OAC3 5/13 | Decision made at OAC3. Painter to mobilize week of May 18. |
| 5/13 | ✅ RESOLVED | Propane tank anti-flotation drawings — David Rogers completed | Andres | ✅ DRAWINGS COMPLETE | 5/13/2026 | OAC3 5/13 | Stamped drawings ready. Now needs to be processed with city. |
| 5/13 | ✅ RESOLVED | Main house transformer reorientation — REJECTED | — | ✅ CLOSED | 5/13/2026 | OAC3 5/13 | Too costly + FPL 8-foot clearance required. Orientation stays as-is. |
| 5/13 | 🔴 CRITICAL | Cryotherapy chamber — 230V vs 208V conflict, transformer noise, heat load | Gregg / Tony | Open — Researching Alt. | 5/20/2026 | OAC3 5/13 | Cryofast unit requires 230V, house provides 208V. Noisy transformer required. 2-5kW heat load. Research 208V American units and split-unit options. Send Alex specs. |
| 5/13 | 🔴 CRITICAL | Deck & fire pit substructure — Manuel engineered drawings URGENT | Manuel | Open — Crew Waiting | ASAP | OAC3 5/13 | Pedestals have no NOA. New plan: PT wood substructure by Manuel. Drawings are priority — crew will stop without them. |
| 5/13 | 🔴 CRITICAL | Drywall screw inspection — pass by end of week 5/11 | Omar | In Progress | 5/14/2026 | OAC3 5/13 | Plumbers on site May 14 to complete so ceilings can close. |
| 5/13 | 🔴 CRITICAL | Facade/brake metal — color decision needed to proceed | Andres / Victor | Open — Color TBD | 5/20/2026 | OAC3 5/13 | Victor's engineer reviewing fastening details. Color must be decided before shop drawings can be finalized. |
| 5/13 | 🟠 HIGH | City handrails — front steps + fire pit steps (new requirement) | Andres | Open | 5/20/2026 | OAC3 5/13 | City courtesy walk resulted in minor handrail additions required. Andres to incorporate into fencing revision. |
| 5/13 | 🟠 HIGH | Roof fencing VE — white/less expensive alternative | Andres / Victor | In Progress | 5/20/2026 | OAC3 5/13 | Ronaldo opposed black fencing on white roof. Alex concerned about appearance. Explore less expensive white solution. Andres to get VE marked-up drawings from Victor. |
| 5/13 | 🟠 HIGH | Landscape tree locations — conflict with underground utilities | Gregg / Matthew | Open | 5/20/2026 | OAC3 5/13 | Trees on landscape plan conflict with underground utilities. Site walk needed with landscape architect. |
| 5/13 | 🟠 HIGH | SDS tile installer on site May 14 + Daniel starts May 15 | Omar / Gregg | Scheduled | 5/14–5/15 | OAC3 5/13 | Exterior stone installer kickoff also May 15. Pool contractor job walk May 15. |
| 5/13 | 🟠 HIGH | Carousel — negotiate price + SDS installation method meeting May 14 | Gregg / Chana | In Progress | 5/14/2026 | OAC3 5/13 | Brass inlays expected May 14. Meet SDS to approve installation method. |
| 5/13 | 🟠 HIGH | Noisy transformer — find insulated location, get specs from German | Gregg / German | Open | 5/20/2026 | OAC3 5/13 | Possible cryo unit transformer described as 'jet engine' loud. Must find new location. |
| 5/13 | 🟠 HIGH | Argent — master carpet selection + bathroom 2 digital slab layout | Paul / Argent | Open | 5/20/2026 | OAC3 5/13 | Paul to push Argent. Alex to be involved in carpet selection. |
| 5/13 | 🟠 HIGH | Electrician proposal for step-up transformer — get and review with Alex | Gregg | Open | 5/20/2026 | OAC3 5/13 | Obtain electrician's proposal for transformer. Share with Alex for decision. |
| 5/13 | 📅 SCHEDULE | Next OAC — May 20, 2026 at 12:00 PM | All | Scheduled | 5/20/2026 | OAC3 5/13 | Week of May 25 to be scheduled earlier for Alex. |
| 5/18 | ✅ RESOLVED | Drywall screw inspection — 2ND FLOOR PASSED 5/18/2026 | Omar / Lujo Drywall | ✅ PASSED 5/18 | 5/18/2026 | Daily Log 5/18 | CRITICAL MILESTONE. Entire 2nd floor passed. Lujo adding 10 finishers 5/19. 1F drywall starts 5/19. Backing installation begins 1F. |
| 5/18 | 🔴 CRITICAL | P&P Plumbing — ABSENT 6 CONSECUTIVE DAYS (5/11–5/18). Demand letter NOW. | Gregg / Chana | Open — Demand Letter Required | IMMEDIATE | Manpower Log 5/18 | Zero presence 5/11 through 5/18. Lujo starts 1F tomorrow. Condensate drains and tub/shower roughs must be done before ceilings close or they get drywalled in permanently. |
| 5/18 | 🔴 CRITICAL | SE Florida Mechanical — absent 5/13–5/18. HVAC punch items must clear before 1F ceiling closure. | Gregg / Gabriel | Open — Escalate | IMMEDIATE | Manpower Log 5/18 | 6 consecutive absences. HVAC punch list from 5/6 walk still open. Must clear before 1F ceilings close — bed 1 drain, access panels, VIP filter slot, bed 2 damper racks. |
| 5/27 | 🔴 CRITICAL | Veneer approval — TIME CRITICAL before June 15 Royal Laser 2F | Paul / Alex / Argent | Open — URGENT | BEFORE 6/15 | OAC5 | Must approve: her closet, his & her vanities, massage vanity, cabana bar. June 15 is hard deadline. |
| 5/27 | 🔴 CRITICAL | Gas Rough Inspection — TODAY 5/27. Pass = call 1F Framing | Omar / Andres | Inspection Today | 5/27/2026 | OAC5 | If gas passes today, call 1F framing inspection immediately. |
| 5/27 | 🔴 CRITICAL | Back deck structural / shearwall (Manuel) — contested | Gregg / Manuel / BRLH | Open — Contested | This week | OAC5 | Omar says drawings show option; BRLH claims extra cost. Manuel coming this week. |
| 5/27 | 🔴 CRITICAL | FPL Easement — retrieve, notarize, submit Miami-Dade | Michael (CEM) | Open | ASAP | OAC5 | Covenant at 188 marina (Marty). Must retrieve → notarize → submit to county before FPL relocates transformers. |
| 5/27 | 🟠 HIGH | Interior louvers — bottom detail unresolved | Borges / Victor | Open — site visit needed | ASAP | OAC5 | Victor needs Borges comments. Borges wants site visit to finalize. |
| 5/27 | 🟠 HIGH | Gym glass wall header — scope active | Gregg / AGG Glass | In Progress | TBD | OAC5 | AGG Glass (Owner's contractor) shop drawings in progress. |
| 5/27 | 🟠 HIGH | Luhho jib door specs — millwork sequencing | Gregg | In Progress | TBD | OAC5 | Part of millwork sequencing. Gregg to confirm specs. |
| 5/27 | ✅ RESOLVED | Sheet piles — wall gap closure APPROVED | Gregg / Omar | ✅ APPROVED 5/27 | Done | OAC5 | Chana sent 5/26. Alex approved at OAC5. |
| 5/27 | ✅ RESOLVED | Culligan water filtration — DECIDED | Chana | ✅ DECIDED 5/27 | Done | OAC5 | Alex: RO to main kitchen faucet + $999 UV button upgrade. |
| 5/27 | ✅ RESOLVED | Propane tank — delivered | Chana | ✅ RESOLVED | Done | OAC5 | Delivery this week, no storage charge. |
| 5/27 | 📅 SCHEDULE | Next OAC — June 3, 2026 at 11:00 AM | All | Scheduled | 6/3/2026 | OAC5 | Confirmed. |
Attendees: Chana Sweetbaum, Omar Rodriguez, Gregg Covine, Michael Pingree (CEM), Craig Morton (BRLH), Andres Ramirez (Borges), Alex Shnaider, Reinaldo Borges
| # | Topic | Status / Decision | Action Item | Owner | Due | Flag |
|---|---|---|---|---|---|---|
| 1.0 | Safety — Platform leg at top of stairs | RESOLVED — temporary for plywood subfloor, replaced. | No action. | Omar | Done | DONE |
| 2.0 | Site cleanliness / Windows | Craig noted exterior spots being addressed. Windows must be closed EOD. | Enforce daily. | Omar | Daily | INFO |
| 3.0 | Civil revision — Marco Osorio | Still pending full civil revision. Marco issued grading plan without 'not for construction' note. | Follow up with Marco. | Andres / Marco | 6/3 | ACTION |
| 4.0 | Facade horizontal metal specs | Chana sent to Andres today for review. | Andres to confirm. | Andres | 6/3 | ACTION |
| 5.0 | Wellness — Cryotherapy conduits | Proceeding with Stefano directing conduit placement. | Gregg calls Stefano back to site to mark exact locations. | Gregg / Stefano | ASAP | CRITICAL |
| 6.0 | Landscape — Matthew / LAND | Sunshine 811 scheduled to mark seawall area this week. Site walk with Matthew/Omar after. | Confirm 811 markings then schedule walk. | Gregg / Omar | This week | ACTION |
| 7.0 | Roof HVAC isolators — permit submission | Signed permit app received back. Will now submit to city. | Submit to city immediately. | Chana | ASAP | ACTION |
| 8.0 | Fencing / railings VE | Michael issued instructions on sections. Final proposal from Victor pending. | Obtain final proposal from Victor. | Chana / Victor | 6/3 | CRITICAL |
| 9.0 | Interior louvers — bottom detail | Victor needs Borges comments on shop drawings. Borges wants site visit. | Schedule Borges site visit to finalize. | Borges / Victor | ASAP | ACTION |
| 10.0 | Shearwall — back deck / fire pit | Manuel coming this week. | Monitor. Push for delivery. | Gregg / Manuel | This week | ACTION |
| 11.0 | Shearwall — column under wellness room | Drawings received today. Sent to Borges & BNI for approval. | Await Borges / BNI. | Borges / BNI | ASAP | ACTION |
| 12.0 | Cabana bath door — shop drawings + NOA | Pending. Michael P to send to team. | Michael to provide. | Michael (CEM) | ASAP | ACTION |
| 13.0 | Aquadynamics — pool heater / window conflict | Pool equipment delivered yesterday. Mario coming for layout. | Schedule Mario for equipment layout. | Mario / Gregg | ASAP | ACTION |
| 14.0 | Veneer — owner approval ⚠ TIME CRITICAL | STILL PENDING: her closet / his & her vanities / massage vanity / cabana bar. Paul coordinating once new samples arrive. | Must approve BEFORE June 15 Royal Laser 2F delivery. | Paul / Alex / Argent | BEFORE 6/15 | CRITICAL |
| 15.0 | Safe room doors — 2 installations | Liliana requested COI from installer. | Follow up on COI. Route to ownership once confirmed. | Chana | ASAP | ACTION |
| 16.0 | Culligan water filtration — DECIDED | DECIDED by Alex: RO attached to main kitchen faucet + $999 UV button upgrade. | Proceed per direction. | Chana | Done | DONE |
| 17.0 | Driveway proposals | Still leveling. Will send to ownership for approval. | Complete leveling. Route to ownership. | Chana / Gregg | 6/3 | ACTION |
| 18.0 | Sheet piles — wall gap closure — APPROVED | APPROVED. Chana sent proposal 5/26. Alex approved at OAC5. | Proceed with installation. | Gregg / Omar | ASAP | DONE |
| 19.0 | Slabs from Detroit | Katia inspecting tomorrow (5/28). | Katia to inspect and report. | Katia | 5/28 | ACTION |
| 20.0 | Sill risers | Omar ordering from Atlantic. | Confirm delivery date. | Omar | ASAP | ACTION |
| 21.0 | Propane tank delivery — RESOLVED | Delivery this week, no storage charge. | No action. | Chana | Done | DONE |
| 22.0 | Tape & finish — 2nd floor | In progress. | Monitor. | Omar / Harold | Ongoing | INFO |
| 23.0 | Royal Laser — schedule revision ⚠ | Greg Orsini on site. Revised: 2F FIRST. June 15 — 2nd floor vanities. | Confirm veneer approval before June 15 delivery. | Gregg / Greg Orsini | 6/15 | CRITICAL |
| 24.0 | El Gant — exterior stone starts June 15 | Confirmed. | Confirm start. | El Gant / Omar | 6/15 | ACTION |
| 25.0 | SDS — waterproofing | On site. | Monitor. | SDS / Omar | Ongoing | INFO |
| 26.0 | Daniel Tile — kickoff | Came today. Coming Monday for layout then waterproofing. | Confirm Monday appointment. | Daniel / Omar | 6/1 | ACTION |
| 27.0 | Swimming pool — float slab | Need to float slab under equipment. Delta owes proposal. | Chase Delta Construction. | Chana / Delta | ASAP | ACTION |
| 28.0 | 1F pre-drywall mechanical walk | Omar has Gabriel's list and is working items. | Complete items before walk. | Omar / Gabriel | TBD | ACTION |
| 29.0 | 1F pre-drywall low voltage walk | Walk done with Benny. Working on list. | Complete items. | Omar / Benny | TBD | ACTION |
| 30.0 | Gas rough inspection — TODAY 5/27 | Inspection TODAY. Pass → call 1F framing inspection. | Confirm pass/fail. Call framing if gas passes. | Omar / Andres | 5/27 | CRITICAL |
| 31.0 | Electrical — 1F rough | ~2–3 more weeks for German to complete 1F rough. | Monitor. | German / Omar | ~6/17 | ACTION |
| 32.0 | City storm drain cleaning | Mike Garcia out until 6/1. | Follow up 6/1. | Omar | 6/1 | ACTION |
| 33.0 | Mosquito misting trims | Coming next Wednesday for test fit. | Confirm. | Omar | 6/3 | ACTION |
| 34.0 | Exterior speakers + light trims | Coming from Maxicon / trims ordered. | Confirm arrival and install schedule. | Gregg / Maxicon | TBD | ACTION |
| 35.0 | FPL easement — recording | Covenant signed. Need to record. | Michael: retrieve from Marty @ 188 marina → notarize → submit Miami-Dade. | Michael (CEM) | ASAP | CRITICAL |
| 36.0 | Next OAC meeting | June 3, 2026 at 11:00 AM. | Confirm attendees. | All | 6/3 | SCHEDULE |
Attendees: Chana, Omar, Gregg, Michael (CEM), Craig Morton, Andres, Vlad, Tony, Alex | Next OAC: 5/27 at 11:00 AM
| # | Topic | Status / Decision | Action Item | Owner | Due | Flag |
|---|---|---|---|---|---|---|
| 1.0 | Safety — Elevator 2F Opening | Omar added fall protection at elevator opening 2F. Resolved. | No further action. | Omar | Done | DONE |
| 2.0 | Site Cleanliness / Windows | Drywall dust daily — Omar enforcing sweep up. Windows MUST be closed at end of every day — rainy season. | Enforce daily at closing. | Omar | Daily | INFO |
| 3.0 | MEP Revision — City APPROVED | APPROVED. Chana picked up from city 5/20. Resubmitted 5/18, approved same week. | File approved plans. Proceed with gas tank and related work. | Chana | Done | DONE |
| 4.0 | Propane Tank Slab — Rogers Inspection | Rogers needs to inspect slab once steel is in place. | Rogers to inspect when steel ready. | Gregg / Rogers | Post-steel | ACTION |
| 5.0 | Civil Revision — Marco Osorio | Still pending full civil revision. Marco provided grading above propane tank. Andres reissuing grading plan without Not For Construction label. | Follow up with Marco for target date. | Andres / Marco | 5/27 | ACTION |
| 6.0 | Facade Metal — Color Decision | Color to match window frames. Victor providing. Shop drawings needed from Victor for Borges review. | Andres reaching out to Victor for shop drawings. | Andres / Victor | 5/27 | CRITICAL |
| 7.0 | Wellness Center — Cryotherapy DECIDED | DECIDED: Alex purchasing unit himself. Stefano installs after final inspections. Transformer in electrical room. Split condenser on roof low wall outside wellness room. | Gregg calls Stefano back to site to give Omar exact conduit needs and locations. | Gregg / Omar | ASAP | DONE |
| 8.0 | Landscape — Matthew (surgery) | Matthew had surgery. Will contact Gregg when ready to walk. | Call Sunshine 811 to locate underground infrastructure between pool deck and seawall before tree walk. | Gregg | Post-recovery | ACTION |
| 9.0 | Roof HVAC Isolators — Ownership Signature | BNI stamped. Permit app sent to ownership (Trust/Texas) for signature 5/18. STILL WAITING. | Ownership to sign immediately. Chana to follow up. | Owner / Chana | ASAP | CRITICAL |
| 10.0 | Fencing & Railings VE | Borges met Victor 5/19. Preparing summary for Alex on design changes and pricing. New city handrails needed at front and back stairs. Borges presented to Alex at OAC4. Still pushing to finalize VE. | Finalize VE with Borges. Victor to produce shop drawings. Process with city. | Borges / Victor | 5/27 | CRITICAL |
| 11.0 | Interior Louvers | Victor needs Borges comments on shop drawings submitted. | Borges to review and comment. Then coming to site to discuss. | Borges / Victor | ASAP | ACTION |
| 12.0 | Shearwall — Pool Deck & Fire Pit | Working on engineering drawings. Pushing Manuel every few days. Critical to keep Bozzui working. If Manuel slow — call BNI. | Keep pushing Manuel. Alert BNI if no delivery by 5/27. | Gregg / Manuel | ASAP | CRITICAL |
| 13.0 | Shearwall — Column Under Wellness | Manuel addressing Borges comments. | Monitor. | Manuel | 5/27 | ACTION |
| 14.0 | Cabana Bath Door — Shop Dwgs + NOA | Shop drawings and NOA needed. | Obtain shop drawings and NOA. | Chana / Gregg | ASAP | ACTION |
| 15.0 | Argent — Master Carpet Selection | Argent to work with owner to select. | Paul to push Argent. Alex to decide. | Paul / Argent | 5/27 | ACTION |
| 16.0 | Carousel Upcharge — REJECTED | REJECTED by Alex. Does not approve $3,200 + $750 upcharge. Alex may revisit later. | Drop current proposal. Close item for now. | Gregg / Chana | Closed | DONE |
| 17.0 | Safe Room Doors | Confirm installer insurance before sending to ownership. | Chana to verify insurance then route to ownership. | Chana | ASAP | ACTION |
| 18.0 | Culligan Water Filtration | Met on site 5/19. Proposal being sent to ownership. | Route Culligan proposal to Michael for owner approval. | Chana | ASAP | ACTION |
| 19.0 | Driveway Proposals | Leveling in progress. Will send to ownership. | Complete leveling. Route to ownership. | Chana / Gregg | 5/27 | ACTION |
| 20.0 | Royal Laser — Vanity Veneer | Alex and Greg Orsini meeting 5/20 for veneer approval. Shipping vanities second week of June. One week transit. Vanity install 2F late June. | Confirm Alex approves veneer today. Track June shipping. Pending veneer approval. | Alex / Greg Orsini | 5/20 | CRITICAL |
| 21.0 | Exterior Wood Ceilings — Extra Wood | RESOLVED: Bozzui confirmed 5/20 — no additional wood planks needed to finish ceilings. | No action. | Omar | Done | DONE |
| 22.0 | Slabs from Detroit | Katia going to inspect. Will email results. | Katia to inspect and report. | Katia | ASAP | ACTION |
| 23.0 | Sheet Piles — Wall Gap | On site. Installation pending Sunshine 811 locating underground. | Call Sunshine 811. Proceed once cleared. | Gregg / Omar | ASAP | ACTION |
| 24.0 | Brass Floor Inlay Bars | Received on site. SDS to make carousel edge mock-up. | SDS to make mock-up with brass bars. | SDS / Omar | ASAP | ACTION |
| 25.0 | Basemold Riglet | On site. Blocked by sill riser installation. Chasing Infinite Windows. | Chase Infinite Windows for sill risers. | Gregg / Chana | ASAP | ACTION |
| 26.0 | Propane Tank Delivery | Dumpster relocated. Requesting delivery this week. | Confirm delivery date. | Chana | This week | CRITICAL |
| 27.0 | Drywall Inspection — PASSED | PASSED. Tape and finish in progress. Priming pushed back one week — dust + inspection timing. | Harold to start priming when ready — week of 5/25. | Harold / Chana | Week of 5/25 | DONE |
| 28.0 | El Gant Kickoff — Exterior Stone | El Gant kickoff meeting today 5/20. Commencing exterior stone installation. | El Gant starting. | El Gant / Omar | 5/20 | DONE |
| 29.0 | SDS — Waterproofing + Carousel | Sergio starts waterproofing 5/21-22. Approved crack suppression plan. Warranty company to inspect. Thinks he has enough black slabs — to confirm. | SDS starts 5/21. Confirm black slab quantity. | SDS / Omar | 5/21 | ACTION |
| 30.0 | Daniel Tile — 2 Bathrooms | 2 bathrooms only. Pending Daniel measuring. | Schedule Daniel to measure. | Chana / Daniel | ASAP | ACTION |
| 31.0 | Swimming Pool — Float Slab | Equipment arriving ~2 weeks. Need to float slab under equipment — sloped. | Chana getting price from Delta Construction for slab float. | Chana / Delta | ASAP | ACTION |
| 32.0 | Royal Laser — Vanity Shipping | Shipping second week of June. One week transit. Install 2F late June. Pending veneer approval 5/20. | Track shipping. Confirm veneer approval. | Gregg / Greg Orsini | June | CRITICAL |
| 33.0 | 1F Pre-Drywall Mechanical Walk | 5/21 at 10am — Gabriel AND Craig MUST attend. | Gregg to confirm Gabriel and Craig attendance. | Gabriel / Craig / Gregg | 5/21/2026 | CRITICAL |
| 34.0 | 1F Pre-Drywall Low Voltage Walk | 5/21 at 12pm — Benny AND Craig MUST attend. | Gregg to confirm Benny and Craig attendance. | Benny / Craig / Gregg | 5/21/2026 | CRITICAL |
| 35.0 | Pending Change Orders | 'Chana?' noted on agenda — no CO list provided at OAC4. | Chana to provide CO list before or at 5/27 OAC. | Chana | 5/27 | ACTION |
| 36.0 | New Master Schedule | Gregg/Omar/Chana to build after 2F drywall and flooring coordination. | Build schedule after 2F drywall complete and flooring sequenced. | Gregg / Omar / Chana | After 2F drywall | ACTION |
| ADDITIONAL DETAIL FROM MEETING TRANSCRIPT — CROSS-REFERENCED 5/20/2026 | ||||||
| A1 | Civil — Slab Elevation Confirmation Needed | Civil plan shows 'preliminary / not for construction' — shell contractor hesitant to proceed. Need written confirmation that bubbled area slab elevations (e.g. 7 NGBD) will not change. Andres to get written confirmation OR have Marco reissue bubbled sheet without preliminary stamp for propane tank/generator area only. | Andres: written elevation confirmation OR reissue bubbled sheet without preliminary stamp for propane/generator area. | Andres / Marco | 5/22/2026 | CRITICAL |
| A2 | Generator Screening + Fencing — Owner Package Due 5/25 | Generator ~69 inches tall — must be elevated above flood level. City requires permanent screening (landscaping supplements only). Owner: white fences, minimalist, clean V-shape resort look. Rooftop: vertical tubes (lower cost) vs vertical fins (better concealment) — need apples-to-apples pricing. Pool fence minimum 48 inches. Cable rail vs vertical picket at pool equipment path — white finish preferred. Marina-to-pool deck gates required by city. Equipment stacking may exceed screen height — panels designed to be removable for service. | Prepare user-friendly drawing + pricing summary for Alex by 5/25. Include fence/screen options with clearances. Review Andres drawing with city to confirm 3-foot clearances for generator + condensing unit. Bracket-mounted unit behind fence preferred — no new slab. | Gregg / Andres / Victor | 5/25/2026 | CRITICAL |
| A3 | Pool Equipment Layout — Field Meeting with Aquadynamics (~2 weeks) | Focused field meeting needed with Mario (Aquadynamics) to resolve pool equipment layout, gas water heater/window clearances, egress, and fence height within code. River rock preferred over slab for maintenance. | Schedule field meeting with Aquadynamics within ~2 weeks to finalize equipment layout and fence strategy. | Gregg / Mario (Aquadynamics) | ~6/3/2026 | ACTION |
| A4 | Wine Condenser Location — City Clearances | Wine condenser placement needs code clearances. Consider consulting mechanical inspector. Alternative location feasible with fence extension — owner prefers no new slab. Maxicon panel may be movable — verify code. | Consult city mechanical inspector on wine condenser clearances. Verify Maxicon panel movability. No new slab if possible. | Gregg / Andres | 5/27/2026 | ACTION |
| A5 | Wellness Center — Cryotherapy Conduit Rough-In Detail | Stefano's direction: rough-in conduits NOW (exterior conduit for condenser + conduit to electrical room for possible transformer) before final inspections. Install cryotherapy unit AFTER final inspections/occupancy to avoid MEP revisions. Prefer 208V outdoor split system. Avoid water-cooled units requiring chiller. UL listing not required for private residence post-occupancy — confirm with AHJ/insurance if non-UL unit considered. | Gregg to call Stefano back to site to mark exact conduit locations for Omar. Rough-in conduits before walls close. | Gregg / Stefano / Omar | ASAP | CRITICAL |
| A6 | Culligan Water Treatment — DECIDED | Culligan recommends: whole-house filtration + RO at kitchen only. NO dedicated RO or softener for steam shower — RO output ~1.8 gpm insufficient for ~2.0 gpm demand, plus space constraints. Owner agreed: proceed without RO/softener for steam. Domestic water split ground floor + 2F with constant-pressure booster pumps. Commission at farthest fixtures (master high-flow shower) with balancing valves. | Send updated Culligan proposal to Alex and Michael for approval. Commission domestic water system at farthest points. Document pump control logic. | Chana / Michael (CEM) | ASAP | DECISION |
| A7 | Facade Break Metal — Prior Scope Incorrect, Drawings Poor | Prior shop drawings from Victor had incorrect scope and poor drawing quality. Marked-up drawings were emailed. Victor must re-review based on markups — not just the original submission. | Resend marked-up drawings to Victor. Victor to re-review and resubmit corrected shop drawings. | Andres / Victor | 5/27/2026 | CRITICAL |
| A8 | Interior Louvers — Stone Connection Detail + On-Site Review | Framing reportedly complete. Louver-to-stone connections needed — pin connection under stone. Argent provides design intent. On-site meeting needed to align details and expedite approvals. | Schedule on-site meeting to finalize louver details. Provide timely approvals/comments to Victor. | Andres / Victor / Argent | ASAP | ACTION |
| A9 | Shearwall Manuel — ULTIMATUM: Firm Timeline by EOD or Replace | Owner instruction at OAC4: if Manuel does not provide firm timeline TODAY (5/20), engage alternate engineer known to Omar. Ronaldo (Borges) to submit to city. BNI is the backup. PT wood substructure is the approach — must be engineered for hurricane/impact zone. City disallows plastic pedestals without NOI. | Manuel: firm timeline by EOD 5/20 or REPLACE with alternate engineer. If replaced: Omar's contact + BNI. Rinaldo to submit to city. | Gregg / Borges / Manuel | EOD 5/20/2026 | CRITICAL |
| A10 | Irrigation — Start Meter Process + Shop Drawings | Start irrigation meter process now due to lead times. Irrigation subcontractor to produce shop drawings per Matthew's plans. Matthew to review/approve after recovery. Utility locating and exploratory excavation near seawall before Matthew's site walk. | Start irrigation meter process. Irrigation sub produces shop drawings. Utility locating before any excavation near sheet pile. | Gregg / Chana | ASAP | ACTION |
| A11 | Bozzui — Finish Ceilings This Week Then PAUSE | Russian crew (Bozzui) to finish exterior wood ceilings this week. Then PAUSE — no next scope until vanities arrive AND deck/fire pit plans AND millwork are ready. Do not start new scope without all three in place. | Omar to confirm ceiling completion. Communicate pause instruction to Bozzui. | Omar | This week | ACTION |
| A12 | Master Carpet Selection — LOW PRIORITY | Arjun (Argent) to confirm with owner. Low priority — not holding anything up. | Arjun to confirm with Alex. No urgency. | Argent / Arjun | Low priority | INFO |
| A13 | Roof HVAC Isolators — Ownership Signature via FedEx | BNI stamped drawings complete. Permit app sent to ownership (Trust/Texas). Expected to arrive via FedEx for signature. | Ownership to sign and return FedEx immediately upon receipt. | Owner / Chana | Upon receipt | CRITICAL |
Attendees: Gregg Covine, Omar, Andres, Alex, Victor, Manuel, Tony, Paul + others | Next OAC: May 20, 2026 at 12:00 PM
| # | Topic | Decision / Outcome | Action Item | Owner | Due Date | Status |
|---|---|---|---|---|---|---|
| 1.0 | Site Safety & Cleanliness | Sinkhole by garage repaired with concrete. Hard hats now enforced for Bart Reines employees. Site cleaned after drywall. Tracks vacuumed before insulation/drywall install. | Strictly enforce window closure at end of each day — rainy season started. Protect new drywall. | Omar | Daily | Ongoing |
| 2.0 | Propane Tank Anti-Flotation Device | David Rogers completed drawings. Hard copies of MEP revision provided by Andres. | Process stamped anti-flotation device drawings with the city. | Andres / Chana | ASAP | Open |
| 3.0 | Civil Revision — Marco Osorio | Marco received site plan and city comments. Civil revision in progress. | Follow up with Marco on civil revision progress next week. | Gregg | 5/20/2026 | In Progress |
| 4.0 | Facade / Brake Metal — Color Decision Needed | Meeting held with Borges on facade metal. Victor's engineer reviewing markups on brake metal shop drawings to add fastening details. Color must be decided before work can proceed. | Work with Victor on facade metal color. Andres to get final marked-up shop drawings from Victor with VE changes. | Andres / Victor / Gregg | 5/20/2026 | Open — Color TBD |
| 5.0 | Landscape Plan — Tree Relocation | Landscape architect's plans show trees conflicting with underground utilities. | Schedule walk-through with landscape architect to relocate conflicting trees. | Gregg / Matthew | 5/20/2026 | Open |
| 6.0 | City Courtesy Walk-Through Results | City approved sheet piles for seawall gap. Minor handrail additions required on front steps and fire pit steps. | Andres to incorporate new handrail requirements into fencing revision. | Andres | 5/20/2026 | Open |
| 7.0 | Fencing & Railing VE — Roof Fencing Design | Major VE discussion. City handrail requirements being incorporated. Ronaldo opposed VE for roof fencing — original plan was high-end louver system to hide tall condensing units. Alex: black fencing on white roof looks ugly. DECISION: explore less expensive, possibly white, fencing solution for roof and generator areas. | Andres to get final marked-up shop drawings from Victor reflecting VE changes (pickets vs decorative, roof fencing solution). | Andres / Victor | 5/20/2026 | In Progress |
| 8.0 | Wellness Center — Cryotherapy Chamber (CRITICAL ISSUE) | Selected Cryofast machine (French) requires 230V. House provides 208V — noisy step-up transformer required. Unit generates 2–5 kW heat. Condenser system 6 at max. System 2 could handle at 120% capacity (needs owner approval). Three-phase electrical cannot be changed. | Research American-made 208V cryotherapy units and split-unit options (external condenser/chiller) to avoid transformer + AC mods. Send Alex picture + specs of proposed cassette unit. | Gregg / Speaker 3 | 5/20/2026 | Open — Researching Alt. |
| 9.0 | Wellness Center — AC Solution | Engineer Tony proposed 1.5-ton supplemental cassette unit. Linear less-obtrusive cassette preferred for aesthetics. | Investigate less obtrusive AC cassettes. Determine which rooms are served by condenser system 2. | Gregg / Tony | 5/20/2026 | Open |
| 10.0 | Transformer Noise Issue | Separate transformer (possibly cryo unit) identified as extremely noisy ('jet engine'). Must find new insulated location. | Get technical specs for noisy transformer from German. Find suitable insulated location. | Gregg / German | 5/20/2026 | Open |
| 11.0 | Main House Transformer Reorientation | ✅ REJECTED — too costly, must maintain 8-foot FPL clearance. Orientation stays as-is. | No action — closed. | — | Closed | ✅ Closed |
| 12.0 | Carousel Turntable — Pricing & Installation | Proposal received. Price negotiation underway. Simple gear modification proposed to slow it down. Brass floor inlays expected May 14. | Call carousel supplier to negotiate lower price. Meet with SDS tile installer May 14 to approve turntable installation method. | Gregg / Chana | 5/14/2026 | In Progress |
| 13.0 | Deck & Fire Pit Substructure — NOA Issue | Originally planned pedestals have no NOA and are unapproved. New plan: pressure-treated wood substructure designed by Manuel. Drawings are priority to prevent work stoppage. | Manuel to provide engineered drawings for PT wood deck and fire pit substructure. PRIORITY — crew waiting. | Manuel | ASAP | Open — URGENT |
| 14.0 | Interior Painting — Priming Approved | ✅ DECISION: Interior priming approved to start week of May 18. | Coordinate painter mobilization for week of May 18. | Gregg / Chana | 5/18/2026 | ✅ Approved |
| 15.0 | 2nd Floor Drywall Screw Inspection | Goal: pass drywall screw inspection by end of week of May 11. Plumbers scheduled May 14 to complete work so ceilings can be closed. | Plumbers on site May 14. Close ceilings after plumbing complete. | Omar / Plumber | 5/14/2026 | In Progress |
| 16.0 | Tiling — SDS & Daniel | SDS (main installer) on site May 14. Second installer Daniel starts May 15. Exterior stone installer kickoff May 15. | Coordinate SDS May 14 start and Daniel May 15 start. Stone installer kickoff May 15. | Omar / Gregg | 5/14–5/15/2026 | Scheduled |
| 17.0 | Argent Input — Bathroom Digital Slab Layout + Master Carpet | Argent's input needed for bathroom 2 digital slab layout and master carpet selection. | Paul to push Argent for master carpet selection with Alex. | Paul / Argent | 5/20/2026 | Open |
| 18.0 | Gym Glass Wall — Shop Drawings | Shop drawings awaiting final ceiling layout and drywall inspection completion. | AGG Glass to proceed with shop drawings once ceiling layout final and drywall inspection passed. | Michael (CEM) / AGG Glass | Post-drywall inspection | Open |
| 19.0 | Safe Room Doors — Written Quote | Sean provided verbal quote of $1,500/piece. Written quote still pending. | Get written quote from Sean for both safe room doors. | Chana | ASAP | Open |
| 20.0 | Shower Glass — Height Clarification | Argent needs to clarify heights. Believed only steam room glass goes to ceiling. | Speaker 10 (Shana?) to receive all shower information from Shana for framing. Argent to clarify. | Argent / Chana | 5/20/2026 | Open |
| 21.0 | Roof HVAC Isolators — Matthew Follow-Up | Follow-up needed with Matthew regarding isolators. | Gregg to follow up with Matthew on roof HVAC isolators. | Gregg | 5/20/2026 | Open |
| 22.0 | Material Status Update | Riglets on site. Sheet piles on site. Slabs from Detroit in transit. Brass floor inlays expected May 14. | Confirm brass floor inlay delivery May 14. Track Detroit slab delivery. | Gregg / Omar | 5/14/2026 | In Transit |
| 23.0 | Next OAC — May 20, 2026 at 12:00 PM | Confirmed. | All parties to attend. Week of May 25 OAC to be scheduled earlier for Alex. | All | 5/20/2026 | Scheduled |
| Phase / Task | Owner | Status | 4/14 | 4/21 | 4/28 | 5/5 | 5/12 | 5/19 | 5/26 | 6/2 | 6/9 | 6/16 | 6/23 | 6/30 | 7/7 | 7/14 | 7/21 | 7/28 | 8/4 | 8/11 | 8/18 | 8/25 | 9/1 | 9/8 | 9/15 | 9/22 | 9/29 | 10/6 | 10/13 | 10/20 | 10/27 | 11/3 | 11/10 | 11/17 | 11/24 | 12/1 | 12/8 | 12/15 | 12/22 | 12/29 | 1/5 | 1/12 | 1/19 | 1/26 | 2/2 | 2/9 | 2/16 | 2/23 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| LIFE SAFETY & CRITICAL HOLDS | ||||||||||||||||||||||||||||||||||||||||||||||||
| ⚠ Gas Revision — walls CANNOT close | Chana | ⚠ Trouble | ||||||||||||||||||||||||||||||||||||||||||||||
| ⚠ HVAC Supply Duct Failure — demand letter Gabriel | Chana | ⚠ Trouble | ||||||||||||||||||||||||||||||||||||||||||||||
| Gas WH — Underground Elec. Conflict (CO~3wk) | Chana | ⚠ Trouble | ||||||||||||||||||||||||||||||||||||||||||||||
| Front Facade — Stone vs. Paint DECISION | Chana | ⚠ Trouble | ||||||||||||||||||||||||||||||||||||||||||||||
| ENVELOPE & EXTERIOR | ||||||||||||||||||||||||||||||||||||||||||||||||
| Elevator — Rails + Permit ✅ | Omar | ✅ Done | ||||||||||||||||||||||||||||||||||||||||||||||
| Remove Scaffolding | Omar | ✅ Done | ||||||||||||||||||||||||||||||||||||||||||||||
| Stucco (Dennis SC) — started 4/21 | Chana | In Progress | ||||||||||||||||||||||||||||||||||||||||||||||
| Foam Panel Fabrication ✅ | Chana | ✅ Done | ||||||||||||||||||||||||||||||||||||||||||||||
| Foam Panel Ext. Install | Chana | Scheduled | ||||||||||||||||||||||||||||||||||||||||||||||
| Riglets T&G — powder coating (Wed) | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| LED Metal Strip — galvanize (DUE 4/29) | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Aluminum Cladding | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Wood Ceilings | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Ext. Patio Stone | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Stone Terraces | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Glass Railings | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Spiral Stair & Railings (release scope) | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Retaining Wall — Public Works | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Pavers / Driveways | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Roof Metal Equipment Enclosure | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| MEP ROUGHS | ||||||||||||||||||||||||||||||||||||||||||||||||
| Rough Wiring & Distribution ✅ | Omar | ✅ Done | ||||||||||||||||||||||||||||||||||||||||||||||
| Low Voltage ✅ | Omar | ✅ Done | ||||||||||||||||||||||||||||||||||||||||||||||
| Plumbing Rough (Power Plumbing — started 4/20) | Omar | In Progress | ||||||||||||||||||||||||||||||||||||||||||||||
| ⚠ Condensing line insulation scope — Horiz. TBD | Chana | ⚠ Trouble | ||||||||||||||||||||||||||||||||||||||||||||||
| ⚠ Wine Wall & AV HVAC Rough | Omar | ⚠ Trouble | ||||||||||||||||||||||||||||||||||||||||||||||
| HWH / DOB Approvals | Chana | Pending | ||||||||||||||||||||||||||||||||||||||||||||||
| Gas Piping (pend. inspection) | Omar | In Progress | ||||||||||||||||||||||||||||||||||||||||||||||
| ELD Electrical — started 4/28 ✅ | Omar | In Progress | ||||||||||||||||||||||||||||||||||||||||||||||
| ELD Metal — started 4/27 ✅ | Omar | In Progress | ||||||||||||||||||||||||||||||||||||||||||||||
| Garage A/C Relocation | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Transformer / Pedestals (Marina) | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| CIVIL & SITE | ||||||||||||||||||||||||||||||||||||||||||||||||
| French Drain Relocation (Thurs 4/30) | Greg | Scheduled | ||||||||||||||||||||||||||||||||||||||||||||||
| Pile Schedule + Inspection | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Slab — Start + Rebar + Completion | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Back Fill | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Propane Tank — Survey + Delivery | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Gas Tank Coordination | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Pipe Work (City — clean, no lining) | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| POOL & EXTERIOR AMENITIES | ||||||||||||||||||||||||||||||||||||||||||||||||
| Pool Equipment Release + Start | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Pool Pedestals + Deck Shop Dwgs | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Fire Pit Shop Drawings | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Garage Doors — release for production | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| DRYWALL & SHELL CLOSE | ||||||||||||||||||||||||||||||||||||||||||||||||
| Lujo Drywall — Master His/Her ✅ (ceilings + walls) | Omar | ✅ Done | ||||||||||||||||||||||||||||||||||||||||||||||
| Drywall Finish (7 days) | Omar | In Progress | ||||||||||||||||||||||||||||||||||||||||||||||
| Framing Inspection | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Drywall — All Areas | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Plaster / Compound / Cornerbeads | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| MILLWORK & FINISH TRADES | ||||||||||||||||||||||||||||||||||||||||||||||||
| Millwork Production (underway) | Chana | In Progress | ||||||||||||||||||||||||||||||||||||||||||||||
| SDS Stone — Material→Layout→Cut→Install | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Stone Backing + Vanity L-Angles (dates TBD 🔴) | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Royal Laser (June Glamm — June 2026) | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Floor Heating — Material Ordered 4/21 ✅ | Chana | ✅ Done | ||||||||||||||||||||||||||||||||||||||||||||||
| Millwork Install | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Closets | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Doors & Casing | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Counters | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Appliances | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| FLOORING | ||||||||||||||||||||||||||||||||||||||||||||||||
| Stone Flooring & Bathrooms | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Wood Flooring Delivery + Install | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Flush Baseboard (Tri-County) | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| ELECTRICAL & MEP FINISHES | ||||||||||||||||||||||||||||||||||||||||||||||||
| HVAC — Master Wing (owner approval) | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Steam Room Lighting (owner confirm) | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Electrical Trim / Keypads / Fans | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Mechanical Finishes | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| MAXICON — shade wire/alarms/speaker | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| CONTRACTS & APPROVALS | ||||||||||||||||||||||||||||||||||||||||||||||||
| Interior Painting — revise + resend proposal | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Exterior Painting — new proposal (25% darker) | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Paint Selections — OWNER APPROVALS NEEDED 🔴 | Chana | ⚠ Trouble | ||||||||||||||||||||||||||||||||||||||||||||||
| Electrical Fixtures — Maxicon confirm scope | Omar | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| INTERIOR FINISHES | ||||||||||||||||||||||||||||||||||||||||||||||||
| Final Painting | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Specialty Wall Finishes | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Shower Glass & Mirrors | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Door Hardware + Window Treatments | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Stair Finishes / Rail | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Carpet | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| CLOSEOUT | ||||||||||||||||||||||||||||||||||||||||||||||||
| Rolling Punchlist (start Dec 2026) | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| TCO Application | Chana | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Testing & Balancing / Commissioning | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| Cleaning / De-mob / Close Out | Greg | Open | ||||||||||||||||||||||||||||||||||||||||||||||
| 🎯 TARGET COMPLETION — FEB 28, 2027 | BRLH | 🎯 TARGET | ||||||||||||||||||||||||||||||||||||||||||||||
| In Progress | Scheduled | Planned | ||||||||||||||||||||||||||||||||||||||||||||||
| # | Item | Submitted To | By | Alex Decision | Date | Notes / Next Step |
|---|---|---|---|---|---|---|
| 1.0 | Plumbing — 2nd Floor Balancing Valves ($1,200) | Michael | Chana | ✅ APPROVED | 5/4/2026 | Verbal price approved. |
| 2.0 | Electrical — Prado Outlets ($3,900 — Delta Tech) | Michael | Chana | ✅ APPROVED | 5/4/2026 | Approved by Alex 5/4. |
| 3.0 | Electrical — Floor Boxes ($4,213 — Delta Tech) | Michael | Chana | ⚠ PARTIAL | 5/4/2026 | Approved EXCEPT wellness room. Reprice pending. |
| 4.0 | HVAC — Master Wing — no additional AC units | Alex | Greg/Chana | ✅ NO AC — CLOSED | 5/4/2026 | Decided by Alex 5/4. |
| 5.0 | Shades — motorized massage room only | Chana/Maxicon | Greg | ✅ DECIDED | 5/6/2026 | Massage: motorized. Staff/baths: manual. |
| 6.0 | Foyer foam panels — run to floor, seal all sides | Omar/Jennifer | Argent | ✅ DECIDED | 5/6/2026 | Argent confirmed. Instructions issued. |
| 7.0 | Stair Guard Rail CO | Michael | Chana | ✅ APPROVED | Prior | Per Chana's tracker. |
| 8.0 | Smart Glass Film | Michael | Chana | ❌ REJECTED | Prior | Rejected per Chana's tracker. |
| 9.0 | Baseboard Milling & Install | Michael | Chana | ✅ APPROVED | Prior | Per Chana's tracker. |
| 10.0 | Wine Unit — Ductless Slimline | Michael | Chana | ✅ APPROVED | Prior | Per Chana's tracker. |
| 11.0 | Metal Fencing & Enclosures ($530,809) | Alex/Michael | Chana | ⏳ VE IN PROGRESS | — | OAC5: Michael issued instructions on sections. Final proposal from Victor pending. |
| 12.0 | Interior Painting — Harold | Alex | Greg/Chana | ✅ PRIMING APPROVED | 5/13/2026 | Interior priming approved OAC3. Painter mobilized. |
| 13.0 | Carousel — speed reduction gear upcharge | Alex | Chana | ✅ UPCHARGE REJECTED | 5/20/2026 | Alex rejected $3,200 + $750 upcharge at OAC4. |
| 14.0 | Civil Engineer Marco — additional fees | Alex | Greg | ⏳ PENDING | — | Omar sketch in progress to reduce scope. |
| 15.0 | Water Filtration — Culligan | Alex/Michael | Chana | ✅ DECIDED — OAC5 | 5/27/2026 | RO to main kitchen faucet + $999 UV button upgrade. Alex directed 5/27. |
| 16.0 | Wellness Center — Cryotherapy unit | Alex | Greg/Andres | ✅ DECIDED | 5/20/2026 | Alex purchasing unit himself. Stefano directing conduit rough-in. |
| 17.0 | Gym Glass Wall (AGG Glass) | Michael (CEM) / AGG Glass | BRLH | ⏳ SHOP DRAWINGS IN PROGRESS | — | AGG Glass (Owner's contractor). Shop drawings in progress. |
| 18.0 | Safe Room Doors (~$1,500/door) | Michael | Chana | ⏳ COI PENDING | ASAP | Liliana requested COI. Must verify insurance before routing to ownership. |
| 19.0 | Jib Doors — AC Mech Closets | Greg | Chana | ⏳ GREG TO REVIEW | — | Two door types. Greg reviewing. |
| 20.0 | AV Room HVAC | Greg | Chana | ⏳ GREG TO CLARIFY | — | Greg to determine exact equipment spec. |
| 21.0 | Millwork Installer for Royal Laser | Gregg / Omar / Alex | Chana | ⏳ ON-SITE DISCUSSION | — | Gregg and Omar to discuss with Alex directly. |
| 22.0 | Landscape Plans (Matthew / LAND) | Alex | Greg | ⏳ PENDING | Post-recovery | Matthew had surgery. Sunshine 811 scheduled for marking then site walk. |
| 23.0 | Garage Cabinetry & Slat Walls (Premier) | Argent / Chana | Chana | ⏳ ARGENT WALKTHROUGH | — | Decide during Argent walkthrough. |
| 24.0 | Shower Enclosures, Ribbed Glass & Mirrors | Gregg / Chana | Chana | ⏳ PENDING | — | CEM no role. Gregg and Chana manage. |
| 25.0 | Fire Feature — Galio Planika Fire Bowl | Alex | BRLH | ⏳ PENDING | — | Purchase fire bowl. Fill slab below. |
| 26.0 | Dock Demo | Alex | Chana | ⏳ PENDING | — | Pending proposal from Shore. |
| 27.0 | Sheet Piles — Wall Gap Closure | Alex / Chana | Chana | ✅ APPROVED — OAC5 | 5/27/2026 | Chana sent proposal 5/26. Alex approved at OAC5. Proceed immediately. |
| 28.0 | Veneer — Her closet / His & Her vanities / Massage / Cabana bar | Alex / Paul (Argent) | Argent | ⏳ PENDING ⚠ TIME CRITICAL | BEFORE 6/15 | Must approve before June 15 Royal Laser 2F delivery. Paul coordinating. |
| Bid Package/Description of Work | Sub Contractor | Buyout Status/Comments Awarded | |
|---|---|---|---|
| Final Cleaning | Proposals to be retrieved | ||
| Utility Easement | There will be a cost to this scope for the Marina. Proposal previously submitted to be updated with new scope | ||
| Retaining Walls | Borges designing new scope. In AOR Court | ||
| Grading side & rear yards | Onsite | Removal of material/grading | |
| Site Fencing | Champion Welding | Borges reviewing scope/Chana making scope document so Alex can get other proposal | |
| Poured Concrete Driveway & Walkways | RFPs sent to two subs | ||
| Landscaping, Irrigaton, Landscape Lighting | Pending landscape design | ||
| Brake Metal | Champion Welding | Review to capture all areas, verify color at front façade | |
| Baseboard | Tri County | Proposal from Tri County provided, $13plf. Need to identify linear foot necessary and revise proposal | |
| Millwork - Built-Ins, Vanities, Interior Doors, & Closets | Royal Laser/Arquitek | Pending two jib doors at mech closet in chefs kitchen/mech closet. Pending wood ceiling at kitchen island | |
| Interior Painting | Oleg or Harold | Pending interior paint proposal. Oleg's received. | |
| Repricing water Feature & Stone surround at door | L-Gant Tile | Pending proposal | |
| Gym Flooring (Material & Install - Wood Plank & Wood Border) | NWF | Requesting additional planks for gym 2. | |
| Wood Decking at Pool Deck | Russians | ? Chana tracking down proposals for wood deck from Russian | |
| Fire Feature | Purchase of Galio Planika fire bowl - fill in slab below | ||
| Garage Cabinetry & Slat Walls | Premier | Design Needed from ownership, Premier Garage proposal needed | |
| Shower Enclosures & Doors, Ribbed Glass, & Mirrors | RFP's sent out on Friday. Sent to All Comp, Studio Glass, Champion Welding | ||
| Plumbing Fixtures & Accessories | Ferguson | Complete flush plate purchase, garbage disposal push button, outdoor kitchen sink & faucet | |
| Whole House Water Filter | Circulate Proposals & leveling to ownership | ||
| Water Bug | One Proposal received from Oasis. Wireless. Maxicon providing alternate |