HomeMy WebLinkAboutFORT COLLINS HOTEL, PARKING GARAGE - PDP - PDP150018 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEID Task Name Duration Start Finish
1 Predevelopment Activities 214 days Tue 8/19/14 Fri 6/12/15
18
19 Due Diligence 141 days Fri 12/12/14 Fri 6/26/15
28
29 Parcel Acquisition from City 96 days Tue 3/31/15 Tue 8/11/15
36
37 Design 584 days Mon 9/22/14 Thu 12/15/16
38 Concept Design 160 days Mon 9/22/14 Fri 5/1/15
39 SD Hotel 104 days Mon 5/4/15 Thu 9/24/15
40 SD Pricing Set 30 days Mon 5/4/15 Fri 6/12/15
41 SD Pricing 15 days Mon 6/15/15 Fri 7/3/15
42 Issue 100% SD 10 days Mon 6/15/15 Fri 6/26/15
43 Owner Review and Approval of SD Pricing 26 days Mon 7/6/15 Mon 8/10/15
44 Final Background 4 days Tue 8/11/15 Fri 8/14/15
45 SD Interior Design 66 days Thu 6/25/15 Thu 9/24/15
46 Kick off Meeting 1 day Thu 6/25/15 Thu 6/25/15
47 Cocnept and SD Design Overlay 10 days Fri 6/26/15 Thu 7/9/15
48 SD Charette 1 day Thu 7/9/15 Thu 7/9/15
49 Final SD 14 days Mon 8/17/15 Thu 9/3/15
50 Price SD 10 days Fri 9/4/15 Thu 9/17/15
51 Review and Approval 5 days Fri 9/18/15 Thu 9/24/15
52 SD - Restaurant/Bar 25 days Mon 8/17/15 Fri 9/18/15
53 Issue SD 14 days Mon 8/17/15 Thu 9/3/15
54 Price 10 days Fri 9/4/15 Thu 9/17/15
55 Apprive SD 1 day Fri 9/18/15 Fri 9/18/15
56 SD Garage 58 days Mon 6/15/15 Wed 9/2/15
57 Issue 50% SD 20 days Mon 6/15/15 Fri 7/10/15
58 Price 50% 8 days Mon 7/13/15 Wed 7/22/15
59 Approval by City/BOCO 15 days Thu 7/23/15 Wed 8/12/15
60 Full SD 10 days Thu 8/20/15 Wed 9/2/15
61 Background 1 day Wed 8/19/15 Wed 8/19/15
62 DD Hotel 74 days Tue 8/11/15 Fri 11/20/15
63 Design Development 35 days Tue 8/11/15 Mon 9/28/15
64 Issue DD 0 days Mon 9/28/15 Mon 9/28/15
65 DD Budgeting / VE / Final Scope Decisions 15 days Tue 9/29/15 Mon 10/19/15
66 Owner Approval of DD Budget 1 day Tue 10/20/15 Tue 10/20/15
67 DD Interior Design 41 days Fri 9/25/15 Fri 11/20/15
68 Issue DD 30 days Fri 9/25/15 Thu 11/5/15
69 Price DD/VE 10 days Fri 11/6/15 Thu 11/19/15
70 Owner Approval of DD Budget 1 day Fri 11/20/15 Fri 11/20/15
71 DD- Restaurant/Bar 36 days Mon 9/21/15 Mon 11/9/15
72 Issue DD 25 days Mon 9/21/15 Fri 10/23/15
73 Price 10 days Mon 10/26/15 Fri 11/6/15
74 Approve DD 1 day Mon 11/9/15 Mon 11/9/15
75 Model Room 3 days Wed 10/21/15 Fri 10/23/15
76 Issue Model Room Package/FFE 1 day Wed 10/21/15 Wed 10/21/15
77 Build Out 1 day Thu 10/22/15 Thu 10/22/15
78 Model room review 1 day Fri 10/23/15 Fri 10/23/15
79 DD Garage 55 days Wed 11/18/15 Tue 2/2/16
80 Issue DD 40 days Wed 11/18/15 Tue 1/12/16
81 Price DD 10 days Wed 1/13/16 Tue 1/26/16
82 City/BOCO Approval 5 days Wed 1/27/16 Tue 2/2/16
83 CD Hotel 74 days Tue 9/29/15 Fri 1/8/16
84 Core / Shell to 50% - Permit Issue 40 days Tue 9/29/15 Mon 11/23/15
85 Review and QA/QC 10 days Tue 11/24/15 Mon 12/7/15
86 Finalize Core / Shell CD's 30 days Tue 11/24/15 Mon 1/4/16
87 Bidding/Contract Negotiations 25 days Tue 11/24/15 Mon 12/28/15
88 CD Interior Design 46 days Fri 11/6/15 Fri 1/8/16
89 Issue CD - pending model room? 45 days Fri 11/6/15 Thu 1/7/16
ID Task Name Duration Start Finish
107 Finalize FCP Package - 100% Civil, Site,
Landscape
25 days Wed 8/5/15 Tue 9/8/15
108
109 Hotel/Block Branding 159 days Mon 1/19/15 Thu 8/27/15
110 Positioning/Naming/Messaging 135 days Mon 1/19/15 Fri 7/24/15
111 Sage to Approve SOW and CSA 1 day Mon 1/19/15 Mon 1/19/15
112 Internal KO 1 day Tue 1/20/15 Tue 1/20/15
113 FDL Visiting Fort Collins 3 days Wed 1/21/15 Fri 1/23/15
114 FDL to Present 1R Positioning 88 days Mon 1/26/15 Wed 5/27/15
115 Sage to Provide 1R Feedback 30 days Thu 5/28/15 Wed 7/8/15
116 FDL to Present 2R Positioning 1 day Thu 7/9/15 Thu 7/9/15
117 Sage to Provide 2R Feedback 10 days Fri 7/10/15 Thu 7/23/15
118 Final Positioning/Naming Delivered 1 day Fri 7/24/15 Fri 7/24/15
119 Graphic Identity 23 days Tue 7/28/15 Thu 8/27/15
120 Internal KO 1 day Tue 7/28/15 Tue 7/28/15
121 FDL to Provide Sage 1R Design 14 days Wed 7/29/15 Mon 8/17/15
122 Sage to Provide 1R Feedback 1 day Tue 8/18/15 Tue 8/18/15
123 FDL to Provide Sage 2R Design 4 days Wed 8/19/15 Mon 8/24/15
124 Sage to Provide 2R Feedback 1 day Tue 8/25/15 Tue 8/25/15
125 Final Assets Delivered 2 days Wed 8/26/15 Thu 8/27/15
126
127 HOTEL Brand Approval 166 days Mon 5/4/15 Mon 12/21/15
128 Initial Application 15 days Mon 5/4/15 Fri 5/22/15
129 Submit Initial Franchise Fees 5 days Mon 5/25/15 Fri 5/29/15
130 Franchise Review and Approval 25 days Mon 6/1/15 Fri 7/3/15
131 Franchise Review and Approval of Drawings
30%
15 days Mon 6/29/15 Fri 7/17/15
132 Franchise Review and Approval of Drawings
60% (inc. interior elevations and artwork)
20 days Tue 9/29/15 Mon 10/26/15
133 Franchise Review and Approval of Drawings
90%
20 days Tue 11/24/15 Mon 12/21/15
134 Franchise Agreement Negotiated and Signed 45 days Mon 7/6/15 Fri 9/4/15
135
136 Partnership and Ownership Documents 294 days Wed 12/10/14 Mon 1/25/16
137 Press Release 0 days Wed 12/10/14 Wed 12/10/14
138 Approve Project Proforma 15 days Mon 8/3/15 Fri 8/21/15
139 Fund Predevelopment Budget 15 days Mon 5/4/15 Fri 5/22/15
140 Create Entity 30 days Mon 8/24/15 Fri 10/2/15
141 Create Operating Agreement 25 days Mon 10/5/15 Fri 11/6/15
142 Create Partnership Documents if Required 25 days Mon 11/9/15 Fri 12/11/15
143 Fund Equity for Loan 20 days Tue 12/29/15 Mon 1/25/16
144
145 Financing 111 days Mon 8/24/15 Mon 1/25/16
146 Procure Term Sheets from 3 Lenders 30 days Mon 8/24/15 Fri 10/2/15
147 Decide on Primary Choice for Lender 10 days Mon 10/5/15 Fri 10/16/15
148 Negotiate and Execute Term Sheet 20 days Mon 10/19/15 Fri 11/13/15
149 Loan Council Approval 20 days Mon 11/16/15 Fri 12/11/15
150 Final Closing Documents 30 days Mon 12/14/15 Fri 1/22/16
151 Close On Loan 1 day Mon 1/25/16 Mon 1/25/16
152
153 City Entitlements 340 days Thu 12/11/14 Wed 3/30/16
154 Historic Preservation Review 5 days Fri 1/9/15 Thu 1/15/15
156
157 PDP Process 197 days Thu 12/11/14 Fri 9/11/15
158 Concept Meeting with City of Fort Collins 1 day Thu 12/11/14 Thu 12/11/14
ID Task Name Duration Start Finish
181 City Review 10 days Thu 9/3/15 Wed 9/16/15
182 Staff Report 5 days Thu 9/17/15 Wed 9/23/15
183 P&Z Hearing 1 day Thu 10/8/15 Thu 10/8/15
184 Council Finance 1 day Mon 10/26/15 Mon 10/26/15
185 City Council - Garage (tentative) 1 day Tue 11/17/15 Tue 11/17/15
186
187 Final Development Process 78 days Wed 9/23/15 Fri 1/8/16
188 Submit FDP to City 1 day Wed 9/23/15 Wed 9/23/15
189 City Review (Round 1) 10 days Thu 9/24/15 Wed 10/7/15
190 Revise FDP Plans 10 days Thu 10/8/15 Wed 10/21/15
191 Resubmit to City 1 day Wed 10/21/15 Wed 10/21/15
192 City Review (Round 2) 10 days Thu 10/22/15 Wed 11/4/15
193 Make Final Revisions 10 days Thu 11/5/15 Wed 11/18/15
194 Prepare Mylars 10 days Thu 11/19/15 Wed 12/2/15
195 Route Mylars for Signatures 10 days Thu 12/3/15 Wed 12/16/15
196 Submit final Permit information 1 day Thu 12/17/15 Thu 12/17/15
197 Finalize Development Agreement 30 days Thu 10/22/15 Wed 12/2/15
198 DCP 15 days Fri 12/18/15 Thu 1/7/16
199 Receive Authorization to Proceed 1 day Fri 1/8/16 Fri 1/8/16
200 Parking Garage 96 days Wed 11/18/15 Wed 3/30/16
201 FDP 35 days Wed 11/18/15 Tue 1/5/16
202 City Review 10 days Wed 1/6/16 Tue 1/19/16
203 Revise FDP Plans 10 days Wed 1/20/16 Tue 2/2/16
204 City Review #2 10 days Wed 2/3/16 Tue 2/16/16
205 Make Final Revisions 10 days Wed 2/17/16 Tue 3/1/16
206 Prepare Mylars 10 days Wed 3/2/16 Tue 3/15/16
207 Route Mylars for Signatures 10 days Wed 3/16/16 Tue 3/29/16
208 Submit Final Permit information 1 day Wed 3/30/16 Wed 3/30/16
209
210 Building Permits 73 days Tue 11/24/15 Thu 3/3/16
211 Building and Site Permit Process 73 days Tue 11/24/15 Thu 3/3/16
212 Building Permit Submittal 1 day Tue 11/24/15 Tue 11/24/15
213 City First Review and Comment 40 days Wed 11/25/15 Tue 1/19/16
214 DCP Meeting 1 day Wed 1/20/16 Wed 1/20/16
215 Revise and Resubmit (include garage) 5 days Thu 1/21/16 Wed 1/27/16
216 City Second Review and Comment 20 days Thu 1/28/16 Wed 2/24/16
217 Revise and Resubmit 5 days Thu 2/25/16 Wed 3/2/16
218 City to Authorize FF Permit 5 days Thu 2/25/16 Wed 3/2/16
219 Building Permit Approved 1 day Thu 3/3/16 Thu 3/3/16
220
221 Demolition Permit 31 days Thu 11/5/15 Thu 12/17/15
222 Submit Application for State Demolition Permit 15 days Thu 11/5/15 Wed 11/25/15
223 Submit Application for City Demolition Permit 1 day Thu 11/26/15 Thu 11/26/15
224 Review and Comments 5 days Fri 11/27/15 Thu 12/3/15
225 Revise and Resubmit 5 days Fri 12/4/15 Thu 12/10/15
226 Finalize and obtain Permit 5 days Fri 12/11/15 Thu 12/17/15
227
228 General Contractor and Demolition
Contractor Procurement
30 days Tue 11/24/15 Mon 1/4/16
229 Procure GC 30 days Tue 11/24/15 Mon 1/4/16
230 Procure Demolition Contractor 20 days Fri 11/27/15 Thu 12/24/15
231
232 Building Demolition 41 days Fri 12/18/15 Fri 2/12/16
233 Mobilize 1 day Fri 12/18/15 Fri 12/18/15
234 Asbestos remidiation 20 days Mon 12/21/15 Fri 1/15/16
235 Building Demolition 20 days Mon 1/18/16 Fri 2/12/16
236
237 Construction 263 days Tue 1/26/16 Thu 1/26/17
238 Hotel 263 days Tue 1/26/16 Thu 1/26/17
239 Mobilization / Erosion Control 7 days Tue 1/26/16 Wed 2/3/16
240 Construction - Site Demolition, Utilities, Site
Work
20 days Thu 2/4/16 Wed 3/2/16
241 Construction - Foundations 60 days Thu 3/3/16 Wed 5/25/16
242 Construction - 145 days Thu 5/26/16 Wed 12/14/16
243 FFE 45 days Thu 10/13/16 Wed 12/14/16
244 Final Inspections / TCO 5 days Thu 12/15/16 Wed 12/21/16
245 OSE / IT / Training 15 days Thu 12/22/16 Wed 1/11/17
246 Soft Opening 1 day Thu 1/12/17 Thu 1/12/17
247 Grand Opening 10 days Fri 1/13/17 Thu 1/26/17
248 Parking Garage 231 days Wed 2/17/16 Wed 1/4/17
249 Public Bidding 20 days Wed 2/17/16 Tue 3/15/16
250 Select Contractor 5 days Wed 3/16/16 Tue 3/22/16
251 Construction 160 days Thu 5/26/16 Wed 1/4/17
M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F
'14 Dec 7, '14 Dec 21, '14 Jan 4, '15 Jan 18, '15 Feb 1, '15 Feb 15, '15 Mar 1, '15 Mar 15, '15 Mar 29, '15 Apr 12, '15 Apr 26, '15 May 10, '15 May 24, '15 Jun 7, '15 Jun 21, '15 Jul
5, '15 Jul 19, '15 Aug 2, '15 Aug 16, '15 Aug 30, '15 Sep 13, '15 Sep 27, '15 Oct 11, '15 Oct 25, '15 Nov 8, '15 Nov 22, '15 Dec 6, '15 Dec 20, '15 Jan 3
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Project Summary
External Tasks
External MileTask
Inactive Milestone
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Manual Task
Duration-only
Manual Summary Rollup
Manual Summary
Start-only
Finish-only
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External Milestone
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Progress
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Fort Collins Hotel
Project Schedule
10:35 AM Page 3 Wed 8/19/15
Fort Collins Hotel
Date: Wed 8/19/15
159 Prepare Items for PDR & Submit 8 days Mon 5/18/15 Wed 5/27/15
160 PDR City review 10 days Thu 5/28/15 Wed 6/10/15
161 Send out APO List for Neighborhood
Meeting
1 day Thu 5/28/15 Thu 5/28/15
162 Neighborhood Meeting 1 day Thu 6/11/15 Thu 6/11/15
163 Submit to LPC 1 day Fri 6/5/15 Fri 6/5/15
164 LPC meeting (after hours worksession) 1 day Wed 6/10/15 Wed 6/10/15
165 Submit PDP 50% Drawings to City 1 day Tue 6/23/15 Tue 6/23/15
166 City to Review Plans (Round 1) 10 days Wed 6/24/15 Tue 7/7/15
167 Meet with City to Review Comments 1 day Wed 7/8/15 Wed 7/8/15
168 Revise PDP 10 days Wed 7/8/15 Tue 7/21/15
169 Resubmit to City 1 day Tue 7/21/15 Tue 7/21/15
170 City to Review Plans (Round 2) 10 days Wed 7/22/15 Tue 8/4/15
171 Meet with City to Review Comments 1 day Wed 8/5/15 Wed 8/5/15
172 Submit to LPC 1 day Wed 8/19/15 Wed 8/19/15
173 LPC meeting - work session 1 day Wed 8/26/15 Wed 8/26/15
174 Submit to LPC 1 day Wed 9/2/15 Wed 9/2/15
175 LPC Approval 1 day Wed 9/9/15 Wed 9/9/15
176 Revise PDP before FDP submittal 28 days Wed 8/5/15 Fri 9/11/15
177 City Staff Report 10 days Thu 8/13/15 Thu 8/27/15
178 P&Z Hearing 1 day Thu 9/10/15 Thu 9/10/15
179 Parking Garage - Approval 64 days Thu 8/20/15 Tue 11/17/15
180 PDP Submittal 10 days Thu 8/20/15 Wed 9/2/15
12/10
6/10
9/10
M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F
'14 Dec 7, '14 Dec 21, '14 Jan 4, '15 Jan 18, '15 Feb 1, '15 Feb 15, '15 Mar 1, '15 Mar 15, '15 Mar 29, '15 Apr 12, '15 Apr 26, '15 May 10, '15 May 24, '15 Jun 7, '15 Jun 21, '15 Jul
5, '15 Jul 19, '15 Aug 2, '15 Aug 16, '15 Aug 30, '15 Sep 13, '15 Sep 27, '15 Oct 11, '15 Oct 25, '15 Nov 8, '15 Nov 22, '15 Dec 6, '15 Dec 20, '15 Jan 3
Task
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Summary
Project Summary
External Tasks
External MileTask
Inactive Milestone
Inactive Summary
Manual Task
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Manual Summary
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Finish-only
External Tasks
External Milestone
Critical
Critical Split
Progress
Split
Fort Collins Hotel
Project Schedule
10:35 AM Page 2 Wed 8/19/15
Fort Collins Hotel
Date: Wed 8/19/15
90 no pricing of CD before final submission? 0 days Thu 1/7/16 Thu 1/7/16
91 Owner approval of CD 1 day Fri 1/8/16 Fri 1/8/16
92 CD - Restaurant/Bar 51 days Tue 11/10/15 Tue 1/19/16
93 Issue Guideline Drawing/FFE 40 days Tue 11/10/15 Mon 1/4/16
94 Price/VE 10 days Tue 1/5/16 Mon 1/18/16
95 Approval 1 day Tue 1/19/16 Tue 1/19/16
96 Guestroom/Public Space full FFE Specs 242 days Wed 1/13/16 Thu 12/15/16
97 Issue FFE procurements specs 31 days Wed 1/13/16 Wed 2/24/16
98 Procurement coordinating/bidding 165 days Thu 2/25/16 Wed 10/12/16
99 FFE delivery 1 day Thu 10/13/16 Thu 10/13/16
100 FFE install 45 days Fri 10/14/16 Thu 12/15/16
101 CD Garage 45 days Wed 2/3/16 Tue 4/5/16
102 Issue CD 30 days Wed 2/3/16 Tue 3/15/16
103 Review and QA/QC 5 days Wed 3/16/16 Tue 3/22/16
104 Finalize Core / Shell CD's 10 days Wed 3/23/16 Tue 4/5/16
105 Prepare Digital Base in CAD 10 days Mon 5/4/15 Fri 5/15/15
106 Complete PDP Drawings - 50% Civil, Site,
Landscape (inc Elevations)
27 days Mon 5/18/15 Tue 6/23/15
9/28
M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F T W T M S S F
'14 Dec 7, '14 Dec 21, '14 Jan 4, '15 Jan 18, '15 Feb 1, '15 Feb 15, '15 Mar 1, '15 Mar 15, '15 Mar 29, '15 Apr 12, '15 Apr 26, '15 May 10, '15 May 24, '15 Jun 7, '15 Jun 21, '15 Jul
5, '15 Jul 19, '15 Aug 2, '15 Aug 16, '15 Aug 30, '15 Sep 13, '15 Sep 27, '15 Oct 11, '15 Oct 25, '15 Nov 8, '15 Nov 22, '15 Dec 6, '15 Dec 20, '15 Jan 3
Task
Split
Milestone
Summary
Project Summary
External Tasks
External MileTask
Inactive Milestone
Inactive Summary
Manual Task
Duration-only
Manual Summary Rollup
Manual Summary
Start-only
Finish-only
External Tasks
External Milestone
Critical
Critical Split
Progress
Split
Fort Collins Hotel
Project Schedule
10:35 AM Page 1 Wed 8/19/15
Fort Collins Hotel
Date: Wed 8/19/15