Next Steps: Q3 2026 Execution Plan
Outstanding items required to move from pre-application to land acquisition and Phase 0 deployment. Tasks are sequenced by dependency and priority.
Critical Path: County Approval → Land Purchase → Construction
🔴 PRIORITY 1: County Pre-App Sign-Off (Blocker for all downstream tasks)
Objective: Confirm RV park + eco-hotel use path, setback compliance, visitor management shuttle requirement, and CUP timeline.
Ownership: Oliver (or legal counsel)
Timeline: ASAP (within 2 weeks of 2026-08-18) — scheduled for 2026-Q3
Contact: Clear Creek County Planning Dept (303-679-2350)
Depends on: None
Unblocks: Tasks #2–4 (land offer, diligence, construction quotes)
🟠 PRIORITY 2: Land Acquisition Track (Gated on County Pre-App)
Objective: Commission Phase I ESA, soil percolation tests, geotechnical survey, and zoning compatibility review.
Ownership: Oliver + external consultants
Timeline: 4–6 weeks (start after county pre-app, complete before LOI)
Budget: $40k (already in acquisition cost estimate)
Deliverables: Phase I ESA, geotech report, zoning memo
Depends on: Task #1 (county pre-app confirmation)
Unblocks: Conditional LOI negotiation
Objective: Secure property off-market with contingencies: county pre-app sign-off + diligence completion + financing approval.
Ownership: Oliver + real estate attorney
Timeline: 2–4 weeks (submit LOI after county pre-app, negotiate in parallel with diligence)
Key terms: Purchase price $1.05M–$1.2M (negotiate discount from $1.3M asking), 60-day due diligence, 90-day closing after county approval
Depends on: Tasks #1 (county pre-app), #2 (diligence initiated)
Unblocks: Closing preparation
🟡 PRIORITY 3: Capital & Construction (Parallel Track)
Objective: Obtain competitive bids from 3+ Colorado GC firms for site prep, utilities, and pod placement (Phase 0: $500–700k; Phase 1 full: $1.1M–1.4M total capex).
Ownership: Oliver + architect/construction advisor
Timeline: 3–4 weeks (RFQ + bid review by end of Q3 2026)
Deliverables: Detailed cost breakdown by phase, timeline assumptions, contingency analysis
Depends on: Task #2 (diligence site access)
Used for: SBA loan application, capital stack planning, payback modeling
Objective: Lock in 60% SBA loan ($2.4M for $4M capex, or adjusted per actual construction quotes) and 40% founder equity ($1.6M for $4M, or pro-rata reduction if land discount negotiated).
Ownership: Oliver + SBA lending partner / accountant
Timeline: 4–8 weeks (parallel to construction quotes and diligence)
Depends on: Construction quotes (Task #4) finalized
Unblocks: Closing funding, Phase 0 start
🟢 PRIORITY 4: Revenue Validation (Ongoing)
Objective: Validate winter demand via 30-night founder pass pre-sales ($30k per pass = $300k+ committed revenue before construction starts).
Ownership: Oliver + WhatsApp presale channel
Timeline: Rolling (target 10–15 passes by end of Q3 2026; continue through closing)
Success metric: 10+ passes sold = $300k+ pre-revenue validates market demand for winter occupancy
Depends on: Marketing materials ready (site, amenities pages, financials)
Risk mitigation: If presale target missed, winter occupancy assumptions soften; expand amenity revenue focus
Master Timeline: August → December 2026
| Period | Key Milestones | Owner |
|---|---|---|
| Aug 18–Sept 1 (2 weeks) | County pre-app consultation scheduled & completed | Oliver + County Planner |
| Sept 2–Sept 30 (4 weeks) | Diligence initiated; LOI draft; construction RFQ issued | Oliver + Consultants + GC firms |
| Oct 1–Oct 31 (4 weeks) | Diligence complete; LOI negotiated; construction quotes submitted; SBA pre-qual | All teams |
| Nov 1–Nov 30 (4 weeks) | LOI signed; financing locked; Phase 0 bid finalized | Oliver + Lenders + GC |
| Dec 1–Dec 31 (4 weeks) | Closing preparation; Phase 0 mobilization plan; presale ramp | All teams |
| Jan 2027 (target) | CLOSING & PHASE 0 START | Oliver |
Risk Flags & Contingencies
- County CUP delay: If pre-app feedback requires site redesign or additional engineering, timeline shifts to Q1 2027. Mitigation: Eco hotel core strategy (pod revenue) is faster to launch; defer amenities/expansions if permitting delays impact launch schedule.
- Land price negotiation fails: If seller won't discount from $1.3M, capex models adjust upward (~+$100k debt, investor equity requirement increases). Mitigation: Walk, or re-model with higher leverage (70% SBA loan).
- Construction quotes exceed budget: If Phase 0 + Phase 1 bids come in >$1.4M, defer non-critical amenities (spa, climbing wall) to Phase 2. Mitigation: Phase 0 alone ($500k) is viable revenue-generating ($50k+ annual from parking + cafe).
- Presale target missed: If <10 winter passes by Oct 31, Plan B (RV park) becomes primary Year-1 focus. Winter eco-pod occupancy assumptions soften to 25–35% vs. 35% baseline.
- SBA loan denial: If lender flags high leverage or early-stage revenue projections, pivot to conventional construction loan (higher rates, 12-mo bridge to revenue) or defer Phase 1 pods to Year 2 (Phase 0 only, self-fund from operations).
Execute now. The window is open.
County pre-app is the gating item. Schedule the call this week. Once we have county sign-off, everything else moves in parallel—diligence, LOI, financing, construction quotes.