Académique Documents
Professionnel Documents
Culture Documents
May 2, 2009 10am – 5pm
notes submitted by Rochelle Desser
Attendees:
Dave Ferran – EcoReef (also owns lot 546) – Working with PIL to secure funding for resort development
and broker parcels
Blake Ross –PIL Representative Blake‐ Background in alternative Power conservation, alternative
energy, cogeneration developments
Parcel Owners: Dave and Sharon Davies ‐Lot 391
Scott Michaels and friend Maggie – Lots 61, 77, 78, 357, 156, 278,
Kevin Cricklear –Lot 55, 56
Ward Smedt – Lot 49
Elaine de Man and Jordon Coonrad – Lot 422
Joe Weisman and Laurene Davis ‐ Lot 24
Rochelle Desser ‐ Lot 540
Parcel Owner Questions and Concerns
• Direction – Long and Short term Vision
• Housing and Planning issues, Density of development?
• How will gray water be dealt with when lots are underwater at least some of the year?
• What is Dave’s Ferran’s role? Larry and Adam’s Role?
• Moorings?
• Transportation/Logistics?
• Plan for Spoonbill Lagoon?
• Plan to open for existing resort?
• Plan for power grid
• Current activity on island and individual parcel owner development plans
• Development that protects the ecosystem; how to make sure environmental vision is protected,
• Maintenance and maintenance fee accounting
• Boardwalk progress
• Access
• PIL Solvency
• Security
• Trash
• Mosquitos
• Architectural design and construction
• Ecoguidelines
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Dave Ferran– EcoReef Presentation – Powerpoint from December 2008
EcoReef is an Asset Management Business – a Belize Corp. – subset of Bahama Corp. Independent of
PIL, has plans for Long Caye, but needs support from PIL, BV Resorts to fulfill vision. EcoReef includes
Managing Director (Dave Ferran), Joe Freeman –Lawyer, Drew – GIS/Land Planning, Rob Trujillo –
Director of Operations, Jim Crage – Sales Director, Stephanie Ferran (Dave’s wife) – Marketing Director
Dave agreed to make the powerpoints presented at the meeting available with some redaction (blacking
out) of confidential information. Dave’s role has been to help broker financing to develop resorts on the
island and buy and sell properties. Dave wants to support vision of the Edwards family of an ecologically
responsible development on Long Caye. Dave said being “socially responsible” and protecting the caye,
atoll, waters” is very important to EcoReef. Dave said he and Blake are working together for viable
solutions to consolidate some lots, buy some owners out, and raise capital for resort development.
Larry and Adam are not involved with PIL but own a substantial amount of property on Long Caye.
Lighthouse Reef Properties (Larry) owns the existing lodge. Dave said he had history and passion for
Lighthouse Reef Atoll.
Dave said that in 2008, purchase contracts with major strategic landowners were negotiated – including
purchase options on lodge and other lands. In exchange for land, some parcel holders offered shares in
new resort. Plan was to be ready to go by 2009. $3.5 million needed to start development loan is
currently on hold. Some of the deal has fallen apart at this point…EcoReef needs money to consummate
the deal. Dave said he was continuing to work with BVResorts.com to develop resort and hotel when
credit markets open up.
Dave thinks opening the existing resort is important and is a strategic asset. The lodge is not a money
maker, figures it will be a launching plan for “life” – increase parcel sales, etc. Part of the marketing
strategy. But eventually he thought a nicer resort would replace the current lodge. There are problems
with the existing lodge (small bathrooms, not engineered for breeze, maintenance issues). EcoReef/PIL
has been maintaining lodge and it is in better shape. Dave said “Christmas Jim” is planning to manage
lodge, restaurant, etc.
Dave said the plan was to develop 3 resorts, 1 in the southern tip (unplatted land), 1 on currently
platted and owned land to the north, 1 on the existing resort site. Dave says he has personally funded
predevelopment planning in the expectation of getting funding.
Parcel owners expressed some concerns about the resort development: environmental impact studies
and approval from Belize government, development feasibility, infrastructure, compatibility between
resorts and privately owned parcels. Blake and Dave said uses were complementary.
Parcel owners expressed that communication is necessary between developers and private parcel land
owners; what is the process for communication and decision‐making with stakeholders?
Can PIL Find ways to collaborate and cooperate?
Dave said he was talking with Canopy Development – a company to help procure funding
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They developed Loreto Bay in Baja California, Mexico – an environmentally sustainable resort
Eco Reef has developed Marketing Materials such as a brochure developed with information about
parcels for sale
Dave reiterated the short‐, mid‐, and long‐term plan
‐aggregrate strategic property and generate cash through sales
‐ set aside resort land, assemble development and infrastructure team and establish nature preserve
‐ establish renewable energy system (not have individual windmills, need central energy system).
Resort development will attract funds and interest in building energy system.
Overall strategy
‐Limit home sites available for sale at any one time
‐Different types of parcels
‐Incentives to build relatively quickly
‐Target Sites to facilitate gradual infrastructure development and long term project goals
‐Combine parcels
Challenges and Opportunities
Establish transportation company, renewable energy, enhance land values,
EcoReef is now forming a transportation company. Dave said float plane access was forthcoming and
necessary.
Looking for investors in the transportation company – has business plan
Idea to share a floatplane with someone from the northern latitudes having opposite high season. Dave
speculated there would be 6 planes per day at peak development?
No land based landing strip available.
Elaine de Man expressed concerns about float plane noise
Dave likes southern lagoon as landing area or Hat Caye might be the “air terminal”
Blake said PIL has discovered Spoonbill Lagoon should not be developed as originally planned, would
need to be constantly dredged, could be damaging to atoll, Spoonbill is likely not suitable for marina.
The original Phase 2 plan would have more parcels in south. Phase 2 being reconsidered.
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Current Status
• If no resort development occurs, PIL will still have individual parcel sales and development.
• Belize Corp, Island of Long Caye Property Owners Association – established entity, waiting to be
created. Property owners will eventually take over maintenance.
• Environmental Review Board, Jackson, Blake + 2 experts in construction
Currently on Long Caye there is:
• Huracan Dive Shop, B & B and Restaurant. In old medical center. Well maintained, brand new dive
gear.
• Emergency medical – helicopter medical evac. Available.
• 247 Parcels are currently owned by 125 owners, 632 total parcels are platted. Sales issues.
• Taxpaying service will be available – average parcel is $20‐$30 per year
Ecoguidelines
There will be a new draft of eco‐guidelines‐reflecting input from everyone. Revised Eco Guidelines
Provision – developer will have last right of refusal for parcels for sale.
Will be more traditional, more on how Parcel Owners “vote” ‐ make decisions
Better legal document, ecological vision same for everyone,
Wants to encourage more building
Considering allowing 2 story houses. Increase decking percentage to allow more outdoor living space.
How to get feedback for eco‐guidelines –
Blake will send them out for comment before final changes sometime this summer (planned)
Biggest problem with ecoguidelines, each building to be self‐sustaining. Not reasonable. Need better
gray water infrastructure.
Klargester.com technology (pallet self contained gray water)
Most cost effective for groups of houses (4‐6 at a time)
Considering development of model homes; Elaine suggests offering low cost houses to a group of
people, that way it will interest people and the costs will be lower. Need to use diesel generators now.
Eventually eliminate fossil fuel. PIL wasn’t a solar farm, wants to get started with a small development
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for a few places, using building material that will generate solar power. Need to have individual energy
storage.
What about increasing size of developable portion of property? Would only increase decking size
allowance, and second story.
Maintenance Accounting
PIL showed a maintenance accounting. They said maintenance activities included: Boardwalk Repair,
Trail Clearing, Security, Beach Cleaning
Parcel Owners asked what was being maintained. PIL said general welfare of common areas. Fish
cleaning station fixed
Parcel Owners questioned line items for “Consultation and Transportation?”
PIL said maintenance dues go to getting crews out to Long Caye.
Other costs include office management, 25% of legal and admin costs is accounting company
PIL said Maintenance dues are owed, PIL has been fronting $$$ for maintenance.
“Comingled” maintenance expenses with development expenses. Maintenance dues do not cover the
total costs. Service pier has been replanked and needs more work. New pilings. $8‐10k Belize to fix.
Maintenance dues do not cover the total costs Elaine de Man said she was having a hard time
understanding the maintenance costs. Blake said logistics are complex, total costs are relatively
inexpensive, and there will be a fuller report soon.
Maintenance is not being paid for unsold parcels. All owners are charged dues.
PIL said they will be more aggressive about collecting fees.
PIL suggests a parcel owner be on a committee to have review and deal with maintenance. Dave
suggests Parcel Owners “run a process” to pick a parcel owner. Select someone for a committee. Each
parcel has one vote.
Boardwalks
Blake showed a map of the boardwalk progress. Many parcel owners do have access. 60% of sold lots
have access – but little building? Everyone is waiting for everyone else – chicken and the egg situation.
If you are ready to build, PIL will make sure you have access – will swap properties or other concessions.
They are willing to relocate people to parcels that have access, even if you cannot build right away
(discuss individually with PIL)
Will notify parcel owners about new piers (none planned) Scott Michaels asked‐ is the boardwalk plan
too ambitious? PIL: YES‐For instance, Gumbo Limbo parcels may not be sold – open space.
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EcoReef will market and sell lots for land owners. PIL does not want to sell parcels for people but if you
want to sell, and if you have a mortgage, you have to pay it off before you can sell. PIL cannot afford to
buy back properties at this time, (rather put the money into boardwalks) but may still be interested.
What about global climate change?
2 hurricanes lately – flooded but ok, limited storm surge, reef slows storm surge
Can get insurance –
New guidelines now 8 feet above high tide, rather than 4 feet above ground
Mosquitoes – being spot treated, bt used on hatch,
Elaine – could veg mgt help increase breeze on west side (clearing brush)
Blake, dealing with standing water, perhaps can be filled or rerouted to respond to stagnant water.
More environmentally sound than other methods.
Biological controls?
Dave – needs to be comprehensive and with follow through (dedicated resources)
Prop. Owners Assoc. responsibility – mosquito control, everyone will have to work together with shared
sacrifice.
Trash
Collected, sorted, burnables burned, then rest is piled and barged away. Need to build containers and
accompany it to make sure it makes it to the dump. Blake commits to follow through on trash.
Security
Small community. Crime not a big issue, but some unsavory behavior and petty rip offs. No firearms.
Making friends with fisherman and keeping tabs on unsavory elements. Walk around at night, check
things out.
How to provide security to outlying homes?
Scott – A management company manage an individual house – rent it out and make sure it is protected.
Longer term: Guard shacks on accessible island sites (piers). Use local labor.
Lack of access helps, but if there is stuff to be stolen, will be more difficult.
57 legal fish families, but there are also dangerous poachers. Some drug traffic through that area.
Coast Guard comes to visit and review.
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