Casa Verano, design-build proposal by Oak & Lantern

You're worried about the gap between the drawing and the bid.

You should be. In the usual order an architect draws the hotel you fall in love with, a contractor prices it four months later, and it comes back about 22 percent over. Then you spend a summer cutting the things you paid to design.

We don't pass drawings across a table. The people drawing your rooms price them the same week, so every line on these sheets already has a number on it.

Architect, then contractorOak & Lantern, one contract

ProjectCasa Verano, Alcázar Bldg

SheetA-001

TitleThe gap, and how we close it

DrawnOak & Lantern

ScaleNTS

Drag a room from pencil to plaster.

Sheet A-101. Choose the floor, the walls, the light and the stone. The cost per key and the guaranteed maximum price move with you, because the people drawing this room are the ones building it.

Guest room, king. 16 feet wide, 11 foot 4 ceiling, restored 1924 casement, bath through the arch.

Room

From drawing to room

SketchSectionRoom

Pick a finish to see what it changes in the room and the price.

Cost per key$440,775

These picks, per key+$0

Guaranteed maximum price$18,512,550

Read the schedule from opening night backwards.

Twenty-two months, permit to first guest. Tap any bar for who owns it. The terracotta bars are the path that sets the date, and the sea-green stripe is six weeks of float we protect for the thing nobody controls.

If the building permit runs late0 weeks Show the path that sets opening night

Opening night

Coastal development permit

ProjectCasa Verano, Alcázar Bldg

SheetA-201

TitleSchedule, permit to opening night

DrawnOak & Lantern

Scale1 col = 3 mo

One guaranteed maximum price, in six packages.

Open any package to see what's in its base and what you can switch. Every option says what changes in the building if it goes. The finishes you chose on sheet A-101 are already counted in Interiors and FF&E.

Guaranteed maximum price

$18,512,550

Cost per key $440,775

Contingency held inside the GMP, 5 percent. Unspent, it comes back to you.$881,550

ProjectCasa Verano, Alcázar Bldg

SheetA-301

TitleGuaranteed maximum price

DrawnOak & Lantern

BasisOct 2026 $

Marisol, does it still feel like Casa Verano?

For the founder

“When someone walks in off Calle Marina, I want them to feel the town came in with them.”

Marisol, from Casa Verano's brief

Faro whitelime, chalk

Marina sandochre wash

Tile redterracotta

Sea-glasstadelakt

Olive shadeshutters

It will, because the building you bought is most of the feeling, and we're keeping it. Here's what stays.

The seven-arch arcadeBricked in during the 1970s. We open all seven so the street sees straight through to the courtyard.
The stenciled lobby beamsA conservator cleans and in-paints them. If that option goes, they're covered with a reversible coat, never sanded.
The barrel roof tileLifted, sorted and relaid. The roofline keeps ninety years of sun in it.
Every casement windowRestored in our shop with new glass and seals, so the rooms keep their 1924 proportions.

You get the final say on every finish on sheet A-101 until the price locks at the end of design development, month six. We'll build two full mock-up rooms on the third floor in month eight, so you choose with your feet on the floor.

ProjectCasa Verano, Alcázar Bldg

SheetS-1

TitleFor the founder

DrawnOak & Lantern

ScaleNTS

Teo, when do the permits clear?

For the development director

By September 2027, if the Coastal Commission hears us in June. We file and carry every permit, and our permit lead sits in San Aurelio's planning office every Tuesday morning. Five approvals stand between signature and first guest.

Approval	Agency	We file	Expected	Held by
Historic landmarks review	San Aurelio Landmarks Board	Feb 2027	Apr 2027	Oak & Lantern
Coastal development permit	Coastal Commission, district office	Feb 2027	Jun 2027	Oak & Lantern
Early works permit	City building department	Apr 2027	May 2027	Oak & Lantern
Building permit	City building department	Jun 2027	Sep 2027	Oak & Lantern
Hotel and liquor licenses	County health, state ABC	Mar 2028	Aug 2028	Casa Verano

The early works permit is how we protect your date. Abatement and soft demolition start in May 2027 under their own permit, so three months of work happen while the building permit is still in review. The licenses are yours to hold, and we hand you a filing calendar for them in month 15.

ProjectCasa Verano, Alcázar Bldg

SheetS-2

TitleFor the development director

DrawnOak & Lantern

SeeA-201

Renata, what's the most this can cost?

For the CFO

$18,512,550, with the options as they're set now. That's the ceiling. If we spend more, we pay it.

If we finish under the GMP by$300,000

Casa Verano keeps 75 percent$225,000

A change order needs a change from you.Discovering the building is our risk. If you change the scope, you'll see the price and the schedule effect in writing before anyone picks up a tool.
Surprises behind 1924 walls come out of contingency.We've already opened 31 inspection holes with a structural engineer. What's behind the rest is covered by the 5 percent we hold inside the ceiling.
Open book, three bids a trade.You see every subcontractor bid. We take at least three for each trade and show you why we picked the one we did.
Monthly draws against work in place.Five percent retainage held until the certificate of occupancy. No front-loaded payments.
Bonded at 100 percent.Payment and performance bonds for the full GMP, named to Casa Verano and your lender.

ProjectCasa Verano, Alcázar Bldg

SheetS-3

TitleFor the CFO

DrawnOak & Lantern

SeeA-301

Joaquín, does the back of house work?

For the head of operations

Follow a guest, a linen cart, a delivery and a room-service tray through the ground floor. The guest route never crosses a service route.

ProjectCasa Verano, Alcázar Bldg

SheetS-4

TitleGround floor, routes

DrawnOak & Lantern

Scale1:200

The terms, said plainly.

One contractOak & Lantern is responsible for the design and the construction. If something's wrong, there's one phone number and no one to point at.

Preconstruction first, $640,000Covers schematic design and every permit filing. It's credited in full against the GMP. If you stop after it, you keep the drawings.

The price locks in month sixAt the end of design development the GMP becomes fixed. Until then the number on this page is our committed target, and it only moves if the scope does.

Savings split 75 to 25If we finish under the GMP, three quarters of the difference is yours. Unspent contingency comes back to you in full.

Late opening credit$4,200 a day back to Casa Verano for every day past October 6, 2028 that we caused.

WarrantyTwo years on workmanship, ten years on structure and roof waterproofing.

What we don't know yet.

Four things are still open. We'd rather show you than promise around them.

Q1When the Coastal Commission hears usWe've assumed June 2027. Each week past that comes out of the six-week float first. We'll know the docket in March.
Q2How much 1924 tile survivesWe've priced 70 percent salvage. Below 55 percent the tile option costs another $40,000, and we'd tell you before ordering.
Q3Laundry in or outOutsourcing costs less until you pass about 78 percent occupancy. The room is framed and plumbed either way. We need your call by month 14.
Q4The pool and the flood zoneThe south garden sits in a flood zone. The elevation survey is due in January, and the pool stays off until it's back.

ProjectCasa Verano, Alcázar Bldg

SheetG-001

TitleTerms and open questions

DrawnOak & Lantern

RevIssue 1

One signature starts preconstruction.

Sign the preconstruction agreement by Monday, December 7, and our design team is in the Alcázar Building that week measuring every room. Elena, our principal, will walk the four of you through the building on any morning you choose before then.

Oak & Lantern Design-Build, for Casa Verano. Proposal issued October 30, 2026.A Closewell Studio example. Companies and figures are fictional.