1 · Build sequence · front to back · 16-week target
| Wk | Phase | Scope · front → back | Hold point |
|---|---|---|---|
| 0–1 | Front · site | ALTA stake · geotech · utility locate · neck grading · parking bowl · grease interceptor west spine · storm SPR-1 | Jefferson pre-app written OK |
| 2–3 | Slab | Monolithic slab-on-grade · full 200′×84′ pad minus 120′×40′ court void · sleeves for wet spine · elevator pit · anchor bolts per PEMB plan | PE slab + anchor-bolt plan sealed |
| 4–5 | Shell | PEMB erection · one frame · one roof · 16′ L1 eave · portal RO 35′ @ Manhattan · 3 roll-ups west · partial roof over court margins only | PEMB vendor shop drawings stamped |
| 6–7 | L1 inside · back | Cloud kitchen 42×30 NW · Type I hood 28′ · six chef hall partitions · ballroom black-box · shared RR core · elev + chase 10×10 | Kitchen MEP rough inspection |
| 8–9 | L2–L3 hotel | 48 × identical LGS room bays 12′×28′ · stacked wet walls · one window · one door · PTAC sleeves | One mock-up room sign-off |
| 10 | Manhattan face | 35′ glass portal · stone band · slat/stucco flanks · arrival bar millwork · signage | §40-447(h) elevation AOR sign-off |
| 11 | Retail + court entry | 11 × RM-2 bays shell · finish 3 lease-ready from court corridor · court-side doors only @ Manhattan row | 3 bays CO-ready |
| 12–13 | MEP trim + finishes | Sprinkler NFPA 13 · one elevator · stained concrete chef hall · ballroom drape/uplight · room FF&E | Life safety pre-test |
| 14–15 | North · back of site | Event lawn turf in court void · projector screen band · stage 32×12 · plunge pool 15×35 · strings · palms · landscape gate | Landscape + pool barrier |
| 16 | CO | Final inspections · OL 299 posted · hotel 48 keys · 6 chefs operating · 3 retail bays · parking 120 striped | Certificate of Occupancy |
2 · Site · parking · civil · scaled
Site dimensions · PLS #8387
| Item | Dim | Notes |
|---|---|---|
| Build width | 203′ | Less 10′ W setback + 12′ E pole |
| PEMB frame | 200′ × 84′ | 16,800 SF footprint · 8 bents @ 25′ |
| Open court void | 120′ × 40′ | No roof · no slab · centered in pad |
| Palm court (north) | 203′ × 80′ | Accessory · LED · stage · pool |
| Parking | 120 striped | 109 code min · surface bowl only |
| Entry | East neck | Enter east · exit west · no neck stalls |
| Flood | Zone X bowl | Occupied program in bowl only |
Civil scope · GC / civil sub
- Grading + crushed/PICP parking · 120 stalls · striping per D2-C1-1
- Stormwater SPR-1 + MU-CD LID · ~3,900 CF detention study
- Utility stub: water · sewer · electric 200A min · comm · grease interceptor west
- Neck drive · ADA routes · landscape buffer north
- Exclude: structured parking · fill in wetlands · tower build
PEMB shell
Court void
Parking
3 · Manhattan south facade · Rev 6.1 · portal + slat flanks
| Element | Dimension | Build spec |
|---|---|---|
| Portal bay | 75′ wide | Center of Manhattan frontage · frames court vista |
| Glass entrance | 35′ × 28′ H | Commercial storefront · impact glazing · ONLY Manhattan glass @ CO |
| Flank bays | ~34′ each side | Slat / stucco / stone band · signage · NO curtain wall |
| Retail entry | Court-side doors | Primary tenant entry from interior corridor · not Manhattan storefront |
| §40-447(h) | Finished public face | White stucco · limestone/travertine @ portal · matte black · bronze · teak soffits |
| Spend lock | $80k–$120k | Portal glass · stone · sign · arrival lighting |
Save vs render: Removing ~100–150 LF retail curtain wall → est. $45k–$100k. Keep center glass — that IS the destination.
4 · Grand Arrival Hall · 75′ × 36′ · 2,700 SF
| Item | Spec |
|---|---|
| Footprint | 75′ W × 36′ D = 2,700 SF |
| Clear height | 16′ · exposed deck · NO drop ceiling |
| Glass | 35′ wide @ south · court vista north |
| Bar | Destination bar · cocktails · $40k–$75k millwork budget |
| Floor | Sealed concrete or tile @ bar zone |
| Concierge | 18′×14′ alcove · east · NOT first sightline |
| ← West | Six Chef Hall entry |
| → East | Mirage Ballroom entry |
| ↑ North | Open court · event lawn vista |
5 · Six Chef Hall · 60′ × 60′ · 3,600 SF · A-2 west
| Item | Lock |
|---|---|
| Footprint | 60′ × 60′ = 3,600 SF · Group A-2 |
| Concepts | All 6 @ day-1 · non-negotiable |
| Floor | Stained/sealed concrete · terrazzo-style read |
| Ceiling | Black spray · exposed PEMB deck · track/pendant 2700K |
| Seating | Cream upholstery · marble tops · purple bar stools |
| West opening | 3 commercial roll-ups → event lawn (NOT NanaWall) |
| Kitchen tie-in | Shared line from cloud kitchen 42×30 NW · one Type I hood path |
6 · Cloud Kitchen · 42′ × 30′ · 1,260 SF · NW BOH
| Item | Spec | |
|---|---|---|
| Footprint | 42′ W × 30′ D = 1,260 SF | |
| Location | NW corner @ pad · adjoins chef hall kitchen line | |
| Cubicles | 6 × ~7′×25′ all-electric prep bays | |
| Hood | 28′ Type I · roof-up exhaust · grease interceptor west spine | |
| Pickup | 6 windows north → court / chef hall | |
| Cost line | $95,000 | Type I path · hood · grease · essential |
7 · Mirage Ballroom · 75′ × 60′ · 4,500 SF · 299 seated · A-2 east
| Item | Day-1 black-box spec |
|---|---|
| Footprint | 75′ × 60′ = 4,500 SF |
| Occupant load | 299 seated @ 15 SF/person |
| Floor | Sealed slab · dance zone center · stack chairs at perimeter |
| Ceiling | Exposed deck · pipe grid for drape · uplight · NO finish ceiling |
| West | Roll-ups / doors to event lawn · overflow 200+ GA |
| AV | Stage end east · screen wall · DJ/AV rack |
| Phase 2 | Built-out millwork · permanent décor |
8 · Vertical core · shared restrooms · elevator
| Element | Dim | Notes |
|---|---|---|
| Elevator + chase | 10′ × 10′ | One full PEMB bay · one elevator · keep @ cap |
| Shared RR · RR-1 | 18′×12′ · 4 stalls | North of Grand Arrival · public · signature · NOT through kitchen |
| Court RR · RR-2 | 18′×12′ · 4 stalls | West leg · court corridor · retail + lawn · open w/ shops |
| Employee RR · RR-3 | 8′×10′ | Cloud kitchen BOH · staff only · 2 WC + 2 lav min |
| MEP riser | In chase | One sprinkler main · one elec riser · HVAC shafts |
| Grand stair | Phase 2 | Day-1: elevator + core only · save $25k–45k |
| Public route | NOT through kitchen | Egress paths PE-sized @ 299 OL |
9 · Retail · 10 × RM-2 bays · 25′ × 30′ = 750 SF each · 7,500 SF total
| Item | Spec |
|---|---|
| Module | 25′×30′ = 750 SF · §40-447(j) ≥500 SF ✓ · builder-round |
| Count | 10 units = 7,500 SF exact · 8 @ Manhattan (8×25′=200′) + 2 west leg |
| Day-1 finish | Shell @ CO · finish 3 food-adjacent bays lease-ready |
| Manhattan face | Slat/stucco/sign only · Rev 6.1 · no storefront glass |
| Primary entry | Court-side doors · interior corridor from open court |
| Station model | Salon · nails · barber · wellness · $225/wk · appointment + parking |
10 · Hotel · L2 + L3 · 48 keys · RM-1 · 12′ × 28′ = 336 SF
| Item | Spec |
|---|---|
| Room module | 12′ W × 28′ D = 336 SF · one plan × 48 |
| L2 | 24 keys · ring around court void |
| L3 | 24 keys · identical stack |
| System | PEMB frame + LGS/drywall infill · one bath · one window · one door |
| HVAC | PTAC per room · sleeves @ rough-in |
| Cost | $14,500/room installed · $696,000 total |
| FF&E | $3,500/key · $168,000 lean |
| Access | Interior corridor · elevator + core · NOT exterior motel doors @ Manhattan |
11 · Open court · event lawn · north axis · outdoor build
| Zone | Dimension | Day-1 build | Phase 2 |
|---|---|---|---|
| Event lawn | 120′ × 40′ | Artificial turf in court void · 200+ GA spill | Cabanas · fire pits · pergola |
| LED / screen band | 28′ H × 120′ W | Projector + tension screen | Permanent LED wall |
| Stage | 32′ × 12′ | Small deck · AV power | Built stage · roof optional |
| Pool | 15′ × 35′ plunge | ≤10′ deck · 8–10 loungers · key-gated landscape gate | Full 25×50 resort pool |
| Palm court | 203′ × 80′ | Strings · uplight · palms · sign | Resort landscaping |
| Cost line | $55,000 | Plunge · projector · strings · turf | — |
12 · Finish schedule · by zone
| Zone | Floor | Wall | Ceiling | Notes |
|---|---|---|---|---|
| Grand Arrival | Sealed concrete / tile @ bar | Stone + stucco + feature | Exposed deck · uplight | Bar millwork · 35′ glass south |
| Six Chef Hall | Stained concrete | Paint + FRP @ wet | Black spray deck | Cream seats · marble · purple stools |
| Cloud Kitchen | Quarry tile | FRP · stainless | Exposed | Code commercial kitchen |
| Mirage Ballroom | Sealed slab | Paint · drape on pipe grid | Exposed · uplight | Black box @ CO |
| Shared RR | Tile | Tile + stone accent | Exposed or paint | Signature · 4 stalls |
| Retail shell | Slab | GWB @ demising | Exposed | 3 bays finished @ CO |
| Hotel room | LVP or carpet | Paint · one accent | Paint deck light neutral | PTAC · bath pod |
| Manhattan ext | — | Stucco · slat · stone @ portal | Teak soffit | §40-447(h) |
| Court outdoor | Turf / pavers | — | Sky | Strings · palms · gate |
Owner lock: NO drop ceilings anywhere in the building. All zones use exposed PEMB deck + surface-mounted MEP.
13 · MEP zones · wet spine · electrical · before slab pour
Set all under-slab sleeves and conduit before the pour. Wet + heavy electric stacks on west spine; AV/low-voltage at east stage/ballroom; one 200A service min; NFPA 13 sprinkler; one elevator; grease interceptor west.
| System | Budget line | Scope |
|---|---|---|
| Vertical MEP + elevator | $310,000 | Elevator · sprinkler · elec · HVAC risers · NFPA 13 |
| Commercial kitchen | $95,000 | Type I hood 28′ · grease · walk-in · 6 cubicles |
| Event + restaurant L1 finish | $55,000 | Roll-ups · black-box ballroom · lean restaurant |
| Grand Arrival + portal | $30,000 | Glass · stone · bar · strings · sign |
14 · Trade scope paragraphs · bid by division
GC / Construction Manager
- Coordinate all trades · single CO path · owner-build delivery
- Slab-on-grade 200×84 minus court void · anchor bolts per PEMB
- L1 partitions · LGS room infill L2–L3 · finishes per §12
- Manhattan portal · slat flanks · court-side retail doors
- Landscape · pool plunge · turf · stage · screen band
PEMB vendor
- One shell 200×84 · 3 stories · 16′ L1 eave · 8 bents @ 25′
- Portal RO 35′ @ south · roll-up ROs west · factory-framed only
- Excludes: slab · doors · storefront install · interior · MEP
LGS / room contractor
- 48 × RM-1 bays + 11 × RM-2 retail bays · one mock-up first
- Stacked wet walls · PTAC sleeves · $14,500/room target
Kitchen / foodservice
- 42×30 cloud kitchen · 6 cubicles · 28′ Type I hood · all-electric
- Grease interceptor · walk-in · serve chef hall + event pickup
Civil / site
- 120-stall parking · SPR-1 storm · utilities · neck drive
- Zone X bowl only · no fill · geotech per ALTA
MEP engineer of record
- NFPA 13 · OL 299 + hotel · one kitchen line · 200A service
- Elevator spec · PTAC load · sprinkler main one shell
AOR
- Seal CDs from this coordination set · §40-447(h) elevations
- Egress @ 299 · hotel definition · open court accessory
15 · PEMB vendor order text · copy to RFQ
BUILDING ORDER · CONCEPT #2D · SINGLE SHELL · QUOTE REQUEST
1705 Manhattan Blvd, Harvey, LA 70058 · Deliver 70058 · MU-CD
SIZE
200'-0" W × 84'-0" D × 3 STORIES
L1 eave 16'-0" clear (portal glass zone @ south reads 20' schematic)
L2–L3 floor-to-floor 11'-0" each · ~41' total building height schematic
16,800 SF footprint · open court void 120'×40' (NO roof · NO slab in void)
FRAME
8 primary bents @ 25'-0" o.c. along 200' width
3 room-depth modules @ 28'-0" along 84' depth
One continuous roof over shell · partial roofs only where shown @ court margins
ORIENTATION
200' axis = EAST – WEST (hotel ring · retail · public wings)
84' axis = NORTH – SOUTH (court north · Manhattan south)
FACTORY-FRAMED OPENINGS (verify on P2-S1-1)
SOUTH @ MANHATTAN:
(1) Grand Arrival portal 35'-0" W × 28'-0" H (center of 75' bay)
Retail flank bays: NO storefront RO @ CO · solid panel
WEST (chef hall):
(3) commercial roll-up RO 12'-0" W × 10'-0" H → event lawn
(1) kitchen exhaust RO 8'-0" W × 4'-0" H (28' Type I hood · roof curb by others)
NORTH: court-facing openings per AOR · pickup windows kitchen
CORE: one 10'×10' bay @ elevator · marked CHASE on frame plan
EXCLUDED FROM PEMB KIT
Slab-on-grade · anchor bolts by PE · all doors & storefronts
Type I hood · sprinklers · MEP · LGS infill · interior partitions · restrooms
ENGINEERING
Stamped Jefferson Parish LA · 2021 IBC + LA amendments · Risk Cat II
Wind per local · anchor-bolt plan coordinated with slab PE
QUOTE BACK: kit price delivered · PE stamp · erection · lead time · exclusions
FOR BUDGET QUOTATION ONLY — NOT FOR FABRICATION UNTIL STAMPED SHOPS + PERMIT
Full RFQ packet: PEMB Vendor RFQ · P2 engineering (13 sheets)
16 · Drawing index · cost model · rebuild
| Package | Sheets | Link |
|---|---|---|
| D2 Open Court blueprints | 8 | 1705-CONCEPT-2D-BLUEPRINT-PACKET.html |
| P2 PEMB engineering | 13 | 1705-CONCEPT-2D-PEMB-ENGINEERING-PACKET.html |
| Full layout + site | — | 1705-CONCEPT-2D-FULL-LAYOUT.html |
| Stretched 3-story layout | — | 1705-CONCEPT-2D-STRETCHED-3STORY-LAYOUT.html |
| Lobby loop + open court tab | — | 1705-CONCEPT-2C-LOBBY-LOOP-LAYOUT.html |
| Day-1 VE sheet | — | 1705-CONCEPT-2D-DAY1-VE-SHEET.html |
| $3M cost model | — | 1705-3M-LINE-BY-LINE-COST-MODEL.html |
| Build lock (markdown) | — | CAP-BUILD-LOCK.md |
| PEMB constants (Python) | — | scripts/concept_2d_pemb_constants.py |
Desktop PDF: Run scripts/build-contractor-package.sh → Desktop/SEND-TO-CONTRACTOR-2D-BUILD-PACKAGE.pdf