# Holons Coop
## Formerly Holoseum — proposed operating business plan

Planning date: November 8, 2026. This is a concept and financial sensitivity study. It does not establish approved space counts, residency rights, subdivision rights, event permissions, construction pricing or investment returns.

## 1. Purpose and purchase strategy

Holons Coop would own a small desert property and operate an approved seasonal RV community with member use and managed guest rentals. Members would share common facilities, participate in governance and release unused spaces to a managed booking pool. Guests would bring their own RVs. Retreat groups and small events could book common facilities if the relevant agencies approve those activities.

Investigate Property B first: APN 002-450-019-000, advertised at $7,600, approximately 5.07 acres in the listing description and zoned S-1-RE according to the listing. Property A, APN 002-191-003-000, is advertised at $19,500 for 10.09 acres and lists R-1-L-1-RE. The residential parcel would require its own approved use strategy. Buying both costs $27,100 before closing or diligence, and does not establish adjacency, shared access or additional park capacity.

The purchase should depend on satisfactory title, legal access, county use confirmation, feasible approved water and wastewater systems, fire access, physical-site review and insurance. Cheap land can remain unsuitable for this business.

## 2. Layout and capacity

The deck compares a village grid, an open-circle village inspired by Burning Man, and four clustered courtyards. The clustered option is the recommended starting study because it balances a central pedestrian route, small social groups and a simple perimeter service route. The grid is an alternative with straightforward circulation. The circle offers a stronger shared identity but needs more careful road geometry and site fitting.

All options illustrate 20 membership-use spaces. They are not recorded lots or deeded parcels. The drawings use a generic site envelope rather than surveyed boundaries and have no drawing scale. A surveyor and civil/site designer must fit the chosen concept to the actual parcel, setbacks, drainage, easements, fire requirements and utility systems.

Working space allocation for approximately 220,849 square feet: RV spaces 25,000; shared building/apron areas 12,000; plaza, gardens and walking areas 25,000; circulation 35,000; parking/drop-off 12,000; and remaining drainage, setbacks and reserve 111,849. These are design allowances, not approved requirements.

Plan 24 shared car spaces, including an accessible allocation to be determined, plus four visitor spaces. A member's motorhome occupies its RV space; the shared parking model principally accommodates a separate car. Actual vehicle ownership needs a member survey. Extra trailers and tow vehicles may require additional storage. The sketch symbols show only an initial bay, while the allocation reserves the full parking program. No event can consume required resident, accessible or emergency access capacity.

Community facilities include a roughly 1,200-square-foot hall, a roughly 400-square-foot outdoor kitchen/prep area, a roughly 1,000-square-foot dining area, showers/toilets and a roughly 400-square-foot stage with audience lawn. These dimensions are illustrative. Group related plumbing near one serviceable utility core. Provide firm accessible routes and verify shade, noise and prevailing wind before assigning premium spaces.

## 3. Ownership and management

For durable member ownership, study one California cooperative corporation owning and operating the approved park. A board would reserve decisions about budgets, major debt, land sales and significant policy changes while delegating ordinary bookings, vendors and maintenance to a general manager. A small founder-controlled manager-managed LLC can simplify initial acquisition if needed, but transferring the land later adds costs and should not be the default.

A founder-owned LLC selling customer access memberships is operationally simpler, but it does not deliver member ownership. California restricts the use of “cooperative” and related names. Counsel should approve the legal entity name and the Holons Coop brand before trading. Member shares, exclusive-use rights, rental income and fractional deeds require DRE and securities analysis. Retaining one parcel does not automatically remove regulated-offering obligations.

## 4. Membership pricing and capital

Proposed contribution mix: eight Standard spaces at $7,500; eight Preferred at $10,000; four Premium at $12,500. Gross capital is $190,000, averaging $9,500 per member. Location benefits must be established by actual shade, privacy, noise and convenience rather than colors alone. Pricing does not imply different voting or ownership percentages unless the governing documents state that arrangement.

Keep the earlier working dues assumption at $150 per member per month, generating $36,000 annually at 20 paying memberships. A lower member count or higher service costs would require increased dues, scope reductions or bridge funding.

The earlier $180,000 launch model was a preliminary infrastructure scenario. It has no dedicated construction allowance for the newly specified hall, kitchen or stage. The nominal $10,000 difference between $190,000 membership capital and that old budget must not be represented as enough to fund the expanded amenities. Obtain a revised civil, sanitation and building budget, add contingency and reserves, and fund the resulting gap before making commitments.

Membership contributions are capital funding in this model, not recurring rental income. CPA advice determines their legal and tax classification. Do not count the same money as both capital and operating revenue.

## 5. Products and target users

The initial market consists of seasonal RV travelers seeking a quiet, community-oriented desert stay, small retreat organizers and modest private gatherings. Validate road access and the actual travel experience before promising convenience to nearby attractions.

Proposed products:

- An empty RV space at an assumed $35 per occupied night. Guests bring an approved self-contained RV.
- A retreat venue booking at an assumed $1,250, excluding separately charged overnight RV nights.
- A small event booking at an assumed $600, subject to approved attendance, parking, noise and operating hours.
- Visitor parking at an assumed $10 per car-day, using spare designated capacity only.

These prices are test assumptions, not an appraisal or booking forecast. Renting an owner's actual RV is excluded from the base model. It would require separate owner consent, unit suitability review, insurance, cleaning, inventory and damage arrangements. Long-term RV storage and additional camping spaces also remain outside the model.

## 6. Available inventory and booking rules

Use a 180-night operating season with no summer revenue in the initial forecast. Twenty spaces provide a theoretical maximum of 3,600 seasonal space-nights. Assume members use or block 40%, leaving 2,160 released nights. Achieving 40% occupancy of that released inventory produces 864 paid nights, approximately 4.8 guest RVs per open night on average. With two people per guest RV, average guest population is approximately ten. Peak occupancy and event attendance require separate limits.

Members opt in and release specific dates. Maintain one booking calendar, with owner-use priority subject to clear release deadlines and cancellation rules. Members cannot reclaim a date after a confirmed guest booking except under an agreed process. Blackouts, maintenance and private events must reduce available inventory before occupancy is calculated.

Retreat overnight stays count inside the 864 paid nights. Venue fees cover shared-space access and do not add another block of lodging revenue. Venue attendance, owner presence, guests, staff and vehicle demand must remain within approved limits. Do not assume a 20-space permit creates an unrestricted event venue.

## 7. Base financial model

| Annual guest receipts | Calculation | Amount |
|---|---|---:|
| RV-space lodging | 864 nights × $35 | $30,240 |
| Retreat venue fees | 4 × $1,250 | $5,000 |
| Event venue fees | 6 × $600 | $3,600 |
| Visitor parking | 80 car-days × $10 | $800 |
| Total | | $39,640 |

Propose an owner payout of 60% of lodging receipts and a co-op management share of 40%, before the explicitly agreed operating-cost treatment. The owner pool is $18,144 and the co-op lodging share $12,096. Adding venue/parking receipts leaves $21,496 with the co-op before incremental costs.

Incremental rental expenses: lodging booking/turnover allowance 25% of lodging ($7,560), venue direct costs 35% of venue revenue ($3,010), parking direct costs 20% ($160), and additional administration ($3,000). Total incremental costs are $13,730. Net co-op contribution is $7,766 before income taxes, financing, depreciation and additional capital replacement.

The $36,000 dues budget separately supports baseline operation. This budget needs vendor quotes and must expressly include insurance, property taxes, water/waste services, maintenance, administration and reserves. Reconcile baseline and incremental costs so the same labor or utility bill is not counted twice. Full paid staffing could exceed these allowances.

If participation were equal, the owner payout pool averages $907.20 per member annually, but actual payouts follow booked owner spaces and the written distribution rules. Neither this average nor individual income is guaranteed. Retain the co-op contribution as reserves through the first complete season rather than reducing dues immediately.

| Scenario | Lodging nights | Total guest receipts | Net co-op contribution |
|---|---:|---:|---:|
| Downside | 432 | $18,320 | $1,408 |
| Base | 864 | $39,640 | $7,766 |
| Upside | 1,296 | $58,460 | $12,439 |

Downside ancillary assumptions: two $1,000 retreats, two $400 events and 40 parking car-days. Upside: six $1,250 retreats, eight $600 events and 80 parking car-days. All scenarios use the same 60/40 lodging split, 25% lodging expense, 35% venue expense, 20% parking expense and $3,000 incremental administration. The scenarios are arithmetic sensitivities, not probability forecasts. Losing a major water supplier or encountering significant repairs could produce losses beyond this downside.

## 8. Sales and marketing

Before permission to operate, use a nonbinding interest list and organizer interviews. Test the $35 nightly price, acceptable amenities, minimum-stay preferences and realistic released-owner dates. Verify commercial advertising and deposit requirements with counsel before taking funds or promising occupancy.

After approval, begin with direct bookings and a small number of suitable campground channels. Include platform/payment costs in the operating model. Offer a small paid retreat pilot and record staffing, cleaning and parking demand before expanding the event calendar. Do not compete on resort amenities the project does not have.

Track available released nights, booked nights, net rate after fees, owner use, cancellation rate, contribution per booking, service cost per guest-night and member satisfaction. Report monthly bank reconciliations, owner settlements, occupancy and reserve balances to the board.

## 9. Operating and legal package

In addition to the acquisition, entity and development documents in the deck, add: member rental-pool addendum; owner availability/release policy; agency and collection authority; written revenue split and settlement schedule; guest booking/occupancy agreement; cancellation/refund policy; vehicle and conduct rules; venue contract; retreat organizer contract; event cleanup/security requirements; vendor agreements; incident procedure; insurance endorsements; tax registration/remittance procedures; and privacy/data-handling procedures. Add a separate actual-RV rental agreement only if that product launches.

Imperial County publishes an 8% transient occupancy tax. Confirm registration, taxable charges, package allocation, exemptions and filing deadlines with the Tax Collector. Treat collected tax as a liability to remit, not co-op revenue or distributable owner receipts. Ask the CPA about payout reporting and member tax consequences.

Written approvals must address guest rentals, event/assembly activities, food-service classification, showers/sanitation, fire access, occupancy and accessible facilities. A kitchen available for member self-catering may have a different treatment from selling catered meals. Alcohol and amplified music require separate evaluation if proposed.

## 10. Milestones and decision gates

1. Complete title/access screening, site visit and county preliminary review within an initial proposed $5,000 investigation cap.
2. Obtain water/wastewater/fire feasibility and a professionally fitted site concept. Do not close on the strength of the listing's zoning label alone.
3. Select the legal structure and member offering path, then obtain a revised amenities-inclusive capital budget.
4. Secure the funding needed for approved infrastructure, shared facilities and contingency. Any founder bridge must have written repayment terms.
5. Complete permits, construction, insurance, tax setup and operating sign-offs.
6. Open with limited bookings on explicitly released owner spaces, then evaluate the first 90 operating days.
7. Review one full season before reducing dues, adding events or purchasing the residential property.

## Sources

- [Property A listing](https://www.zillow.com/homedetails/10-S-Of-Hwy-111-Niland-CA-92257/464695729_zpid/)
- [Property B listing](https://www.zillow.com/homedetails/2-450th-19-000-Niland-CA-92257/2071684152_zpid/)
- [Imperial County zoning ordinance](https://www.icpds.com/assets/IS21-0039-TITLE-9-Div-5.pdf)
- [County private water guidance](https://www.icphd.org/environmental-health/water-programs/private-systems)
- [HCD new-park approval guidance](https://www.hcd.ca.gov/mmh/park/construction-alterations/new-park)
- [California DRE public reports](https://www.dre.ca.gov/Developers/PublicReports.html)
- [Imperial County transient occupancy tax FAQ](https://treasurer-taxcollector.imperialcounty.org/taxes/)
- [California Secretary of State entity guidance](https://www.sos.ca.gov/business-programs/business-entities/faqs)

All Holons pricing, costs, space counts, timing and commercial outcomes are assumptions for testing. The legal-document checklist is a working scope for counsel, not a parcel-specific determination that every listed item is mandatory or sufficient.