# Lean Phase 1A — Capex Trim Lock (EXECUTE)

**Effective:** May 30, 2026  
**Status:** LOCKED lean open scenario — supersede nothing in REV 9.5 program; **phasing only**  
**Audience:** Owner · Patty Rodgers · GC RFP · bank Week 1 · partner cash  

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## Executive summary

| Scenario | Total deployed (indicative) | vs full Phase 1A |
|----------|---------------------------|------------------|
| **Full Phase 1A** (baseline) | **~$1,857,000** | — |
| **Lean Phase 1A (this lock)** | **~$1,470,000–$1,530,000** | **~$325K–$387K lower** |

**Target Day-1 save band:** **~$150K–$350K** without breaking Michoud lunch, reception hall, or by-right permit path.

**Non-negotiable (do not trim):** REV 9.5 Version 2 container **side walls** · **50×50 Type I commissary** · **full NFPA 13 Maison** · **no CUDO** · **owned Lot Z** · **compliance-first**.

---

## Owner floors (locked for this package)

| Must keep | May phase |
|-----------|-----------|
| **No grand glass** — metal façade + quality roll-ups / modest entry glazing only | Full 18 courtyard vendors |
| 6 chef windows at opening | Bridal + groom + meeting + security side boxes |
| Bar on **left container wall** | Mirage Express lockers |
| Open ~6,000 SF hall | Full 4.74-acre landscape polish |
| 8 side-container **program** by Month 12 | Second commissary line / Eight+Eight all brands Day 1 |
| Version 2 economics | Pavilion / north amplifier (already removed REV 7.7) |

---

## Tier 1 — Structural savings (already in program)

| # | Lever | Save (planning) | Action |
|---|--------|-----------------|--------|
| T1 | **Version 2** — containers = east/west perimeter, **not** stick-built rooms | **$75K–$200K** | Reject “all-PEMB perimeter rooms” on every bid |
| T1b | **Reject Version 1** — full metal shell **plus** containers inside | **$75K–$150K** avoided | AOR sheet note: “double-pay prohibited” |
| T1c | **Commissary = conventional 50×50** — not container kitchen | Avoid **$50K+** rework | CRE Scope B line B4 only |

---

## Tier 2 — Week 1 execute (before any dirt)

| # | Task | Owner | Save | Due |
|---|------|-------|------|-----|
| W1 | **3 design-build bids** — REV 9.5 Maison + kitchen + sprinklers (no L-core alt) | Owner | **$30K–$80K** | Day 14 |
| W2 | **3 helical pile quotes** — courtyard + side container foundations | Owner | **$8K–$15K** | Day 10 |
| W3 | **NOLA Health call** — shared PEMB handwash for vendor row | Owner | **$12K** | Day 7 |
| W4 | **3 bank term sheets** — $450K CRE, REV 9.5 use-of-proceeds | Owner | Best rate/terms | Day 21 |
| W5 | **City Planning written** — LI P uses, reception facility, no CUDO | Owner | Avoid 6–12 mo delay | Day 30 |
| W6 | **OSFM pre-app** — Type I hood path; confirm assembly CO ~280 | Owner | **±$25K** risk removed | Day 21 |
| W7 | **CPA** — Section 179 + PEMB depreciation + equipment entity | Owner | **~$73K** tax cash (not capex) | Day 14 |

**Week 1 target:** **$50K–$107K** hard savings + bid discipline on **$450K** loan.

---

## Tier 3 — Lean open scope (Phase 1A trim)

### A. Maison / CRE loan (~$450K) — keep shell, trim fat

| Line | Full budget % | Lean action | Save |
|------|---------------|-------------|------|
| B3 Envelope + front | 15% (~$67.5K) | **No grand glass** — insulated metal panel south face + **2–3 commercial roll-up doors** + small fixed glass at entry only (not curtain wall) | **$25K–$50K** |
| B5 NFPA 13 full Maison | 12% (~$54K) | **No cut** | $0 |
| B4 Commissary Type I | 10% (~$45K) | **No cut** | $0 |
| B1–B2 Foundation + steel | 40% | Competitive bid + geotech-driven slab (no over-pour) | **$10K–$25K** |
| B7 Interior BOH | 10% | Open with **paint-grade** hall; defer chandelier package to Month 3 | **$15K–$30K** |
| Side containers in building | Partner (below) | **5 boxes Day 1** (bar, VIP, storage, office, security) — defer bridal, groom, meeting | **$40K–$70K** |

### B. Partner cash atmosphere (~$366K construction → lean ~$280K–$310K)

| Bucket | Full | Lean Day 1 | Save |
|--------|------|------------|------|
| Courtyard vendors | 18 containers | **6 food/sweet open** · 12 pads stubbed / Phase 1B | **$50K–$90K** |
| A4 Foundations | 18+8 piles | 6 + 5 + hall integration only | **$15K–$25K** |
| A5–A6 Mods/finishes | All units | 11 units only | **$12K–$18K** |
| A7 Life safety/power | Full row | 6-window row + PEMB shared handwash | **$12K** (W3) + **$8K** |
| A8 Pavilion | $48K | **$0 Day 1** — removed REV 7.7 | **$48K** |
| A9 Perimeter | $47K | South gateway + west screen only; defer north polish | **$15K–$20K** |
| A12 Weather | in plan | Spine canopy + bar awning only; defer full vendor awnings | **$20K–$35K** |
| A10 Spine FF&E | full | Minimum seating for Michoud lunch; defer premium FF&E | **$25K–$40K** |

### C. Equipment (Doc 46 — $243K off balance sheet)

| Item | Lean Day 1 | Save / defer |
|------|------------|--------------|
| Cat 1 cooking line | **Used auction** — range + 1 combi + fryer; 4 windows + 3 digital | **$40K–$70K** vs new Eight+Eight line |
| Sound/stage/lighting $95K | **Owner existing gear** where possible | **$0–$50K** |
| Mirage Express lockers | Phase 1B | **$12K** |
| Ansul | Hood pkg **or** allowance — **not both** | **$6K** |

### D. Owner-GC labor (execution, not line-item)

| Scope | Target |
|-------|--------|
| Container mods, paint, foundations (courtyard + sides) | Owner crew + rented equip |
| Perimeter landscape south/west | Owner labor per Doc 52 |
| **Planning value** | **~$80K–$150K** vs turnkey atmosphere GC |

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## Lean stack — single table

| Source | Full | Lean |
|--------|------|------|
| Phase 1A Partnership Pool | $1,000,000 | $1,000,000 (unchanged) |
| CRE construction loan | $450,000 | $450,000 (rebid contents) |
| Equipment financing | $243,000 | **$175,000–$200,000** Day 1 |
| Vendor founding | $100,000 | **$60,000** (6 × $10K lean tier optional) |
| Container lease Scope E | ~$64,000 | **~$40,000** (fewer units) |
| Partner atmosphere cash | ~$366K + $120K WC + $64K reserve | **~$280K** + **$120K WC** + **$50K reserve** |
| **Total deployed** | **~$1,857K** | **~$1,470K–$1,530K** |

---

## Phase 1B — fund from Year 1 ops (~$400K–$600K band)

Fund by **Month 6–12** from operating cash flow (Doc 44 model):

1. Bridal + groom + meeting side containers (3 boxes)  
2. Courtyard vendors 7–18 (12 units)  
3. Full A12 vendor awnings + weather  
4. Mirage Express lockers + extra electrical  
5. Commissary line upgrade (combi #2, holding, dishwasher)  
6. Hall FF&E upgrade (chandeliers, premium seating)  

---

## GC / RFP instruction sheet (paste on bid)

> **LEAN PHASE 1A — NO ALTERNATES THAT INCREASE SCOPE**  
> Bid **REV 9.5 lean front**: 120′×80′ enclosed Maison, 50′×50′ Type I commissary, **full NFPA 13**, **south elevation = metal panel + roll-up doors** — **NO grand glass / NO curtain wall**, **8×40′ side containers as structural perimeter (Version 2)** — **zero containers on south courtyard face**.  
> **Day 1 courtyard:** 6 vendor positions only; stub utilities for future 12.  
> **Exclude:** pavilion, north stage, L-core PEMB alternate, bond-for-deed, stick-built side rooms in lieu of containers.  
> **Allowance:** 5 side containers set Day 1; 3 deferred slabs only.  
> Owner-GC performs container mods outside loan draw where noted.

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## 30-day execute checklist

- [ ] Issue GC RFP with lean instruction sheet (this doc § GC)  
- [ ] Issue AOR addendum: Version 2 only, 5 side boxes Day 1  
- [ ] Patty: listing + escrow; land contract to counsel  
- [ ] Week 1 table W1–W7 — owner calendar holds  
- [ ] Update `CRE-REBUDGET-WEEK1-BANK-WORKSHEET.md` lean column (done in repo)  
- [ ] Vendor RFP: **6 founding** slots + Phase 1B waitlist for 7–18  
- [ ] Bank meeting: $450K unchanged, **lean use-of-proceeds** attachment  

---

## Files

| File | Purpose |
|------|---------|
| This doc | Master trim lock |
| `LEAN-PHASE-1A-EXECUTE-ONE-PAGER.html` | PDF for Patty / GC |
| `website/docs/CRE-REBUDGET-WEEK1-BANK-WORKSHEET.md` | Bank one-pager + lean column |
| `REV-9.5-FINAL-PROGRAM-LOCK.md` | Geometry authority |

**Not legal or engineering sign-off — bids and counsel control final dollars.**