# Construction Timeline

**Project**: Honeycomb Town Seed Hex  
**Duration**: 18-24 months (land to incorporation)  
**Phases**: 6

---

## Phase 1: Pre-Development (Months 1-4)

### Month 1: Research & Team

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Visit Brown, Greene, Owen counties | County shortlist |
| 2 | Meet with planning departments | Regulatory clarity |
| 3 | Interview realtors | Land listings |
| 4 | Talk to existing communities (Sage Valley) | Lessons learned |

**Key outputs:**
- County selected
- Realtor engaged
- Preliminary zoning confirmation


### Month 2: Land Search & Acquisition

| Week | Tasks | Milestones |
|------|-------|------------|
| 1-2 | View properties (10+ acres each) | Top 3 sites |
| 3 | Soil tests, well depth estimates | Site viability |
| 4 | Make offer, negotiate | Purchase agreement |

**Key outputs:**
- Land under contract
- Due diligence period started


### Month 3: Due Diligence & Legal

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Survey, title search | Clear title |
| 2 | Perc test, well estimate | Septic feasibility |
| 3 | Environmental assessment | No contamination |
| 4 | Close on land | **OWNERSHIP** |

**Key outputs:**
- Land purchased
- Legal entity formed (LCA)
- Bank account opened


### Month 4: Design & Engineering

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Hire architect | Design contract |
| 2 | Initial design concepts | Schematic drawings |
| 3 | Structural engineering | Foundation plans |
| 4 | MEP engineering | Electrical/plumbing plans |

**Key outputs:**
- Schematic design complete
- Engineer engaged
- Preliminary cost estimate


---

## Phase 2: Financing & Permits (Months 5-8)

### Month 5: Capital Raise

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Finalize offering documents | Investment package |
| 2 | Begin member recruitment | Founding members signed |
| 3 | Pitch to investors | Investor interest |
| 4 | Apply for construction loan | Loan application submitted |

**Key outputs:**
- 20 founding members committed ($200,000)
- 2-3 investors interested ($100,000+)


### Month 6: Permitting

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Submit site plan | County review |
| 2 | Building permit application | Permit review |
| 3 | Septic permit application | Health dept review |
| 4 | Address PUD/variance if needed | Regulatory approval |

**Key outputs:**
- Site plan approved
- Building permit pending
- Septic permit approved


### Month 7: Financing Close

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Finalize member agreements | 40 members signed |
| 2 | Close investor notes | $400,000 investor capital |
| 3 | Construction loan approval | $300,000 loan |
| 4 | Total capital: $1M+ | **READY TO BUILD** |

**Key outputs:**
- 40 founding members ($400,000)
- Investors ($400,000)
- Construction loan ($300,000)
- Founder equity ($100,000)
- **Total: $1.2M**


### Month 8: Final Permits & Bidding

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Building permit issued | **PERMIT IN HAND** |
| 2 | Solicit contractor bids | 3+ bids |
| 3 | Select general contractor | GC contract signed |
| 4 | Order long-lead items (HVAC, windows) | Materials ordered |

**Key outputs:**
- All permits issued
- GC under contract
- Materials on order


---

## Phase 3: Site Preparation (Months 9-11)

### Month 9: Clearing & Grading

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Clear trees/brush (2 acres) | Site cleared |
| 2 | Rough grading | Level building pad |
| 3 | Driveway installation | Access road in |
| 4 | Parking lot (gravel) | Parking ready |

**Key outputs:**
- Site accessible
- Building pad prepared


### Month 10: Utilities

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Drill well | Water source |
| 2 | Install septic system | Waste treatment |
| 3 | Electrical service installation | Power to site |
| 4 | Temporary power pole | Construction power |

**Key outputs:**
- Well operational (15-20 GPM)
- Septic installed
- Electrical service (200-amp)


### Month 11: Foundation

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Excavate footings | Footings dug |
| 2 | Pour footings | Concrete cured |
| 3 | Pour slab | **FOUNDATION COMPLETE** |
| 4 | Waterproofing, insulation | Slab protected |

**Key outputs:**
- Concrete slab (8,000 sq ft)
- Ready for framing


---

## Phase 4: Building Construction (Months 12-18)

### Month 12: Framing

| Week | Tasks | Milestones |
|------|-------|------------|
| 1-2 | Frame exterior walls | Walls up |
| 3-4 | Frame roof structure | Roof framed |

**Key milestone**: Building enclosed


### Month 13: Roofing & Exterior

| Week | Tasks | Milestones |
|------|-------|------------|
| 1-2 | Install roofing (metal) | Roof watertight |
| 3-4 | Windows and doors | Building sealed |
| 3-4 | Exterior siding | Weather-tight |

**Key milestone**: Building dried-in


### Month 14: Rough-In

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Electrical rough-in | Wiring run |
| 2 | Plumbing rough-in | Pipes installed |
| 3 | HVAC rough-in | Ductwork in |
| 4 | Insulation | Walls insulated |

**Key milestone**: Rough-in complete, ready for inspections


### Month 15: Drywall & Interior

| Week | Tasks | Milestones |
|------|-------|------------|
| 1-2 | Drywall installation | Walls up |
| 3 | Drywall finishing | Smooth walls |
| 4 | Priming | Ready for paint |

**Key milestone**: Interior taking shape


### Month 16: Finishes

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Paint (walls, ceilings) | Painted |
| 2 | Flooring (concrete stain, carpet) | Floors in |
| 3 | Cabinetry (kitchen, bathrooms) | Cabinets installed |
| 4 | Trim, doors | Finish carpentry |

**Key milestone**: Interior finishes complete


### Month 17: Systems & Fixtures

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Plumbing fixtures | Toilets, sinks, showers |
| 2 | Electrical fixtures | Lights, outlets |
| 3 | HVAC equipment | Mini-splits installed |
| 4 | Fire suppression | Sprinklers installed |

**Key milestone**: All systems operational


### Month 18: Pod Installation

| Week | Tasks | Milestones |
|------|-------|------------|
| 1-2 | Frame pod interiors | Pod walls |
| 3-4 | Pod finishes (paint, flooring) | Pods ready |
| 4 | Pod fixtures (built-ins) | Pods complete |

**Key milestone**: 38 pods ready for occupancy


---

## Phase 5: Pre-Opening (Months 19-20)

### Month 19: Final Inspections

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Building inspection | Certificate of Occupancy |
| 2 | Fire inspection | Fire clearance |
| 3 | Health inspection | Food service permit |
| 4 | Final punch list | Issues addressed |

**Key outputs:**
- Certificate of Occupancy
- All inspections passed


### Month 20: Move-In Preparation

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Deep clean | Building ready |
| 2 | Furniture (commons) | Tables, chairs, sofas |
| 3 | Kitchen equipment | Appliances installed |
| 4 | Welcome packets | Member orientation |

**Key outputs:**
- Building fully furnished
- Orientation materials ready


---

## Phase 6: Population & Incorporation (Months 21-24)

### Month 21: Move-In

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | First 20 residents move in | 20/50 population |
| 2 | Community orientation | Rules, systems |
| 3 | Establish routines | Meal schedules, chores |
| 4 | Work out kinks | Adjustments made |

**Key milestone**: First residents living on-site


### Month 22: Continue Population

| Week | Tasks | Milestones |
|------|-------|------------|
| 1-4 | Additional residents move in | 35/50 population |

**Key milestone**: 70% occupancy


### Month 23: Full Population

| Week | Tasks | Milestones |
|------|-------|------------|
| 1-4 | Final residents move in | **50/50 population** |

**Key milestone**: Full capacity reached


### Month 24: Incorporation

| Week | Tasks | Milestones |
|------|-------|------------|
| 1 | Draft incorporation petition | Petition ready |
| 2 | Gather signatures (all 50 residents) | Petition signed |
| 3 | Submit to county commissioners | Petition submitted |
| 4 | Public hearing, approval | **TOWN INCORPORATED** |

**Key milestone**: Legal town status achieved


---

## Timeline Visualization

```
Phase 1: Pre-Development
├─ Month 1: Research
├─ Month 2: Land Search
├─ Month 3: Due Diligence
└─ Month 4: Design

Phase 2: Financing & Permits
├─ Month 5: Capital Raise
├─ Month 6: Permitting
├─ Month 7: Financing Close
└─ Month 8: Bidding

Phase 3: Site Prep
├─ Month 9: Clearing
├─ Month 10: Utilities
└─ Month 11: Foundation

Phase 4: Construction
├─ Month 12: Framing
├─ Month 13: Roofing
├─ Month 14: Rough-In
├─ Month 15: Drywall
├─ Month 16: Finishes
├─ Month 17: Systems
└─ Month 18: Pods

Phase 5: Pre-Opening
├─ Month 19: Inspections
└─ Month 20: Move-In Prep

Phase 6: Populate
├─ Month 21: First 20
├─ Month 22: More
├─ Month 23: Full (50)
└─ Month 24: Incorporation
```


---

## Critical Path

```
Land purchase (Month 3)
    ↓
Financing close (Month 7)
    ↓
Permit issued (Month 8)
    ↓
Foundation (Month 11)
    ↓
Building enclosed (Month 13)
    ↓
Certificate of Occupancy (Month 19)
    ↓
50 residents (Month 23)
    ↓
Incorporation (Month 24)
```

**Total duration**: 24 months (2 years)


---

## Risk Buffer

Each phase has **2-4 weeks buffer** built in for:
- Permit delays
- Weather
- Material shortages
- Unexpected site conditions

**Realistic timeline**: 24-30 months


---

## Budget Timeline

| Month | Expenditure | Cumulative |
|-------|-------------|------------|
| 3 | Land purchase ($55,000) | $55,000 |
| 5-7 | Design/engineering ($30,000) | $85,000 |
| 9-11 | Site prep ($60,000) | $145,000 |
| 12-18 | Building construction ($700,000) | $845,000 |
| 18-19 | Pods ($504,000) | $1,349,000 |
| 19-20 | Finishing/Furniture ($50,000) | $1,399,000 |
| 21-24 | Operating deficit ($0 - surplus covers) | $1,399,000 |

**Total**: ~$1.4M


---

## Milestone Checklist

| Milestone | Target Month | Done? |
|-----------|--------------|-------|
| County selected | 1 | ☐ |
| Land under contract | 2 | ☐ |
| Land purchased | 3 | ☐ |
| LCA formed | 3 | ☐ |
| Design complete | 4 | ☐ |
| 40 members signed | 7 | ☐ |
| Financing closed ($1.2M) | 7 | ☐ |
| Building permit issued | 8 | ☐ |
| Foundation complete | 11 | ☐ |
| Building enclosed | 13 | ☐ |
| Certificate of Occupancy | 19 | ☐ |
| First residents | 21 | ☐ |
| Full population (50) | 23 | ☐ |
| Town incorporated | 24 | ☐ |


---

*Last updated*: 2026-05-28