Weekly roll-up of the active development pipeline. Aggregates sites under contract,
in entitlement, in design, in permitting, and in construction (by phase); tracks
TCO/delivery target dates, baseline-vs-current schedule slip, baseline-vs-current
cost slip, change-order trend, draw schedule status, contractor performance flags,
lease-up readiness, and financing draw status. Groups by region and deal_lead.
Flags critical-path slips beyond tolerance and escalates Dealpath/Procore/Intacct
reconciliation blockers.
Narrative-first with a KPI dashboard. Informational to recommendation severity:
this pack produces a weekly tracker, not approvals. Gated actions (rebaseline,
scope trim, contingency pull, change orders) remain in their own workflows
(`schedule_risk_review`, `cost_to_complete_review`, `change_order_review`).
Instrucciones de origen · Vista previa de solo lectura
name
Development Pipeline Tracking
slug
development_pipeline_tracking
version
0.1.0
status
draft
category
residential_multifamily
subsystem
residential_multifamily
pack_type
workflow
targets
["claude_code"]
stale_data
Dealpath stage-to-canonical milestone mapping, Procore project state semantics, baseline
schedule tolerances, weather-contingency assumptions, and regional trade-duration
references drift. Every critical-path statement cites a reference. Sample overlays must
be replaced before any output is treated as an ownership-side commitment.
Weekly roll-up of the active development pipeline. Aggregates sites under contract,
in entitlement, in design, in permitting, and in construction (by phase); tracks
TCO/delivery target dates, baseline-vs-current schedule slip, baseline-vs-current
cost slip, change-order trend, draw schedule status, contractor performance flags,
lease-up readiness, and financing draw status. Groups by region and deal_lead.
Flags critical-path slips beyond tolerance and escalates Dealpath/Procore/Intacct
reconciliation blockers.
Narrative-first with a KPI dashboard. Informational to recommendation severity:
this pack produces a weekly tracker, not approvals. Gated actions (rebaseline,
scope trim, contingency pull, change orders) remain in their own workflows
(`schedule_risk_review`, `cost_to_complete_review`, `change_order_review`).
Development Pipeline Tracking
Workflow purpose
Give development_lead, construction_lead, and asset_mgmt_director a single weekly
view of the active development pipeline — from deal close through delivery — so that
slip on any project surfaces against the portfolio baseline in the same week it
happens.
This pack is a tracker. It never authorizes a rebaseline, a scope change, a CO, or a
contingency pull. It flags, it aggregates, and it routes into the owning workflow.
The workflow is intentionally read-heavy across three source systems (Dealpath for
deal-side posture, Procore for construction state and commitments, Intacct for
posted capex spend) and depends on the cross-system reconciliation posture declared
in _core/stack_wave4/source_of_truth_matrix.md.
Trigger conditions
Explicit: "weekly development pipeline", "dev pipeline tracker", "dev pipeline
review", "critical-path slip this week", "what's slipping in construction",
"development dashboard".
Implicit: weekly development-lead cadence; Procore critical-path milestone
slipped vs. baseline; Dealpath closed-deal handoff lag exceeds overlay tolerance
(dp_handoff_dev_lag); commitment overdrawn check fires
(pc_recon_commitment_overdrawn); capex spend-to-plan breaches overlay band;
lease-up readiness deadline approaching for any project.
Recurring: weekly per active pipeline (Friday morning / Monday morning per
org convention).
Inputs (required / optional)
Input
Type
Required
Notes
Dealpath deal register
table
required
all deals at stage in {sourced, under_contract, ic_approved, closing, funded}
Asset_class, segment, region (one or many), deal_lead (optional filter). Project
grain rolls up to region + deal_lead. Axis project_id is optional (omit to get a
pipeline-wide view; supply to get a single-project drill-down); when omitted, the
workflow aggregates across all active development projects in the org overlay's
scope.
Source-of-truth: per source_of_truth_matrix.md, Dealpath is primary for deal
and development_project (pre-handoff); Procore is primary for
construction_project once the project executes. Surface any site stuck in
transition (e.g., Dealpath says funded but Procore project not yet created).
Compute milestone_slippage_rate (share of milestones where current_forecast_date > baseline_date).
Compute critical_path_slip_days (proposed): slip restricted to
critical_path_flag = true milestones.
Flag any project whose critical-path slip exceeds the tolerance band (cite
reconciliation_tolerance_band.yaml).
Attribute cause where observable: weather, trade delay, permit, material lead
time, labor, owner decision, design. Hand off to workflows/schedule_risk_review
for any project whose slip crosses the overlay rebaseline trigger.
Step 3. Cost posture
For each active construction project:
Inherit cost_to_complete from the most recent workflows/cost_to_complete_review
output. Do not recompute here.
Compute contingency_remaining and contingency_burn_rate from Procore
commitment register and Intacct posted spend.
Compute change_orders_pct_of_contract (approved COs / original contract).
Compute trade_buyout_variance where buyouts happened this quarter.
Compute capex_spend_vs_plan (YTD). Flag any project with spend-to-plan
breaching the overlay band without a change-order trail.
Flag any project where contingency_burn_rate > 1 at current percent complete
cost — route to workflows/cost_to_complete_review.
Step 4. Commitment exposure
Use Procore commitment register (per source_of_truth_matrix.md, Procore is
primary for commitment; Intacct reconciles posted spend):
Sum forward 12-month commitment_exposure_forward_dollars (proposed) across
all active projects, grouped by region and by trade.
For each commitment: check paid_to_date + retention_balance <= revised_contract_total + overdrawn_tolerance_band. Cite
pc_recon_commitment_overdrawn on any breach; route to the runbook at
reference/connectors/adapters/procore_construction/runbooks/procore_common_issues.md::commitment_overdrawn.
List commitments with posting lag >
reconciliation_tolerance_band.yaml::co_posting_lag_band (Intacct has not
posted within the lag window) — these are audit entries, not blockers.
Step 5. Change-order trend
For each project:
4-week and 12-week rolling count of approved COs; rolling dollars of approved COs.
Pending COs aging past overlay threshold — flag.
Categorize COs (owner_directed, design_error, site_condition, scope_clarification,
unforeseen) per ChangeOrder.category. Surface any shift in mix (e.g., rising
share of design_error COs triggers a design-team review conversation).
Step 6. Draw posture
For each project with a construction loan:
draw_cycle_time trailing 90 days per draw (submitted -> funded).
Open draws: submitted-not-approved, approved-not-funded, aging buckets.
draw_burn_rate_vs_plan (proposed): (draw_amount_funded_ytd / draw_plan_ytd)
where the lender's draw plan is available.
Any draw where pc_recon_draw_approved_vs_cash_funded fails — route to
workflows/draw_package_review for next submission cycle context.
Step 7. Contractor performance flag
Pull cross-project contractor performance scorecard (optional input). For each
major GC / sub:
Count of projects where they hold critical-path work.
Rolling trade_buyout_variance and change_orders_pct_of_contract attributed
to this contractor.
Insurance expiry status (from Procore vendor records).
Subcontractor-distress signals (lien filings, labor complaints, schedule misses
across multiple projects) — if two+ projects show signals, flag as
subcontractor_distress and route to the construction_manager queue.
Step 8. Delivery outlook & lease-up readiness
For projects in the last 180 days before expected TCO / certificate of occupancy:
Current delivery forecast vs. baseline (cite schedule_variance_days).
Gating items: final inspections, TCO documentation, marketing kickoff,
model-unit readiness, staffing plan in place.
cco_to_first_lease_days (proposed) — for already-delivered projects, the
actual gap; for pre-delivery projects, the planned gap per lease-up plan.
Hand off to workflows/lease_up_first_period for projects inside the lease-up
window.
Any draw submission tied to a blocker (insurance endorsement expiring, lien
waiver gap) — route to workflows/draw_package_review.
Equity-capital-call schedule forward 90 days.
Step 10. Reconciliation posture across source systems
Cite and surface the following cross-system reconciliation findings from the
adapter contracts:
dp_handoff_dev_lag (warning; dealpath-approved deal lacking procore project >
dev_handoff_lag_threshold_days). Cite the rule id and the runbook at
reference/connectors/adapters/dealpath_deal_pipeline/runbooks/dealpath_common_issues.md::dev_handoff.
pc_recon_commitment_overdrawn (blocker) — any hit.
pc_recon_commitment_vs_posted_spend (tolerance band drift).
Any blocker puts the affected project into low_confidence on the dashboard and
the reconciliation memo lists the exception with runbook pointer.
Step 11. Regional and deal-lead rollup
Group the project-level views by:
Region: sum counts and forward exposure by region; highlight outlier regions.
Deal_lead: count of open projects per deal_lead; sum forward exposure; rolling
slip-days average per deal_lead.
Step 12. Top-3 watch items
Narrative synthesis: name the three most consequential pipeline watch items this
week. Each watch item cites: the project, the metric slug, the tolerance band
reference, the owning workflow, and the proposed next action.
Step 13. Confidence banner
Every reference surfaced with as_of_date and status. Any sample-tagged
reference is explicit. Cross-system reconciliation findings cited by rule id.
Decision points and branches
Critical-path slip > overlay tolerance on any project: route to
workflows/schedule_risk_review. Do not rebaseline here.
Contingency_burn_rate > 1 at current percent-complete: route to
workflows/cost_to_complete_review.
Commitment overdrawn: flag as blocker; hand off to Procore runbook; do not
approve any new draw on that project until resolved.
Dealpath-to-Procore handoff lag > overlay: route to development_manager with
dealpath runbook pointer.
Any project approaches first-lease milestone: hand off to
workflows/lease_up_first_period.
Any project approaches a lender calendar draw: hand off to
workflows/draw_package_review.
Metrics used
See frontmatter. Canonical metrics are inherited from
workflows/schedule_risk_review, workflows/cost_to_complete_review, and
workflows/draw_package_review. The proposed metrics
(critical_path_slip_days, draw_burn_rate_vs_plan, cco_to_first_lease_days,
handoff_lag_dealpath_to_procore, commitment_exposure_forward_dollars) are
aggregations required by the pipeline-tracking use case; formal promotion into
_core/metrics.md happens in a follow-up canonical change-control cycle.
Critical-path slip above tolerance: CM -> DM -> AM -> executive. Route to
workflows/schedule_risk_review.
Commitment overdrawn (cite pc_recon_commitment_overdrawn): CM + AM; project
draws held until resolved.
Dealpath-to-Procore handoff lag (cite dp_handoff_dev_lag): DM -> AM.
Contingency exhaustion risk: CM + AM; route to workflows/cost_to_complete_review.
Weather delay beyond overlay tolerance: CM -> AM.
Subcontractor distress pattern (>= 2 projects): CM -> AM -> legal_and_risk.
Required approvals
None for the tracker itself (informational / recommendation severity).
Downstream owning workflows carry their own approval gates (rebaseline -> row
per overlay; capex reallocation -> row per overlay; draw final submission ->
row 14; CO approval -> row 10 / 11).
Failure modes
Treating Dealpath deal stage as project state. Fix: stage semantics are in
Dealpath adapter's normalized_contract.yaml; project state is in Procore.
Surface both where relevant; never collapse.
Computing critical-path slip without the critical_path_flag. Fix:
critical_path_slip_days (proposed) is restricted to milestones with
critical_path_flag = true. Document the filter in output.
Commitment overdrawn silently accepted because Procore reconciliation view
not surfaced. Fix: pc_recon_commitment_overdrawn is an explicit check every
run; any hit appears as a blocker on the dashboard.
Dealpath closed deal without Procore project not flagged. Fix:
dp_handoff_dev_lag is cited every run; rule id and threshold live in the
dealpath adapter dq_rules.
Inheriting CTC values from a stale cost-to-complete review. Fix: each
project's CTC carries its own as_of_date; stale CTCs are annotated.
Regional / deal-lead rollup drawn without the axis filter. Fix: rollup views
are explicit filters; not the default view.
Draw burn-rate computed without the lender's draw plan. Fix:
draw_burn_rate_vs_plan is skipped for projects without a lender plan and
annotated as "no_lender_plan" in the dashboard.
Weather delay. Overlay-driven expected-delay allowance (per
construction_duration_assumptions__{region}.csv). Variance beyond overlay is
the flag. Regional rollup groups weather-attributable slip separately from
other slip so the narrative does not conflate.
Subcontractor bankruptcy. Two-plus projects affected: mark as
subcontractor_distress; trigger legal_and_risk review. A single affected
project routes through workflows/schedule_risk_review per normal; the
pipeline tracker only flags the cross-project pattern.
Baseline reset mid-quarter. A rebaseline approved via
workflows/schedule_risk_review changes the project's current baseline. This
tracker preserves prior baseline in the baseline_reset_history section of
the narrative and clearly notes the rebaseline date; schedule_variance_days
uses the current approved baseline for comparison but the memo surfaces both
to prevent silent drift across weekly runs.
Deal closed but not yet funded. Dealpath stage = closed, status = awaiting funding shows in sites_under_contract with a sub-tag. Do not yet create a
Procore project expectation; the handoff clock starts at funding.
Capex project in Procore but unmapped in Intacct. Flag as a blocker per
source-of-truth matrix. Cost posture for that project is unreconciled;
dashboard annotates no_intacct_mapping.
Pending CO aging past overlay. Dashboard lists; does not execute. Routes to
workflows/change_order_review.
TCO reached but not CCO. Soft-cost category shift per loan overlay;
cco_to_first_lease_days (proposed) calculation starts from CCO.
Example invocations
"Run the weekly development pipeline tracker. Flag critical-path slip beyond tolerance."
"Pipeline dashboard by region for the Southeast portfolio."
"What's the deal-lead exposure for Alex this week? Include cost and schedule posture on each project."
"Check commitment overdrawn status across all active construction projects."
Schedule posture. Portfolio milestone_slippage_rate within band. Three
projects with schedule_variance_days outside band; one (Willow Creek) on
critical path with critical_path_slip_days (proposed) at overlay tolerance
ceiling. Hand off triggered to workflows/schedule_risk_review.
Cost posture. Portfolio capex_spend_vs_plan within band. Two projects
show contingency_burn_rate approaching 1.0 at percent-complete below 50%.
Hand off triggered to workflows/cost_to_complete_review. Portfolio
change_orders_pct_of_contract within overlay band; one project (Riverbend) at
edge.
Commitment exposure. Forward 12-month
commitment_exposure_forward_dollars (proposed) aggregated. Two commitments
failed pc_recon_commitment_overdrawn on Riverbend sitework contract — runbook
pointer surfaced. Draws on Riverbend held until resolved.
Draw posture. Portfolio draw_cycle_time trailing within band. One project
with open draw approved-not-funded past overlay (lender callback). Routed to
workflows/draw_package_review.
Delivery outlook. One project (South Fork) in the last 180 days before
expected TCO. Gating items: model-unit finishes, staffing plan signed. Hand off
to workflows/lease_up_first_period queued for next week.
Reconciliation posture.dp_handoff_dev_lag warning on one closed deal
(Atlantic Grove) — procore project not yet created, 7 business days since
funding; below blocker threshold but outside tolerance. Development_manager
notified.
Regional / deal-lead rollup. Southeast carries 6 of 11 active construction
projects. Alex's book carries 3 projects; weighted schedule slip within band.
Top-3 watch items.
Willow Creek critical-path slip — schedule_risk_review triggered.
Riverbend commitment overdrawn — draws held; runbook triggered.
Atlantic Grove handoff lag — procore project creation expected within 3
business days.
