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REAL ESTATE DEVELOPMENT CONCEPTS

PURCHASING COST PROHIBITED LAND FOR CONSERVATION
Can be paid through the sales of homes and other developments. The conservation portion of the land could generally run in the neighborhood of 90% to 98%, with the added advantage of reintroducing all extinct in the wild species. Even waterfront property could maintain its value for development with my plan, while still protecting it for conservation. Imagine a large undeveloped cost prohibited ocean front property that is surrounded by three sides with human development. If the undeveloped property is surrounded by a cage, in this case condominiums, and non-native species including humans are not allowed to venture on it, then the site could be reestablished for egg laying sea turtles and sea birds, basking seals, roosting puffins, native plants, etc. This wildlife seaside view would maintain and possibly even increase its economic value for a large condominium. For people who like to swim and sunbathe, the condominium roof could be a gigantic pool bar playground with a fantastic view.

This plan could effectively eliminate developer vs. conservation conflicts over undeveloped land by offering the patented concept to developers for a fee, and then for the wildlife habitat to be put into a conservation trust with nature groups managing the habitat.

Private property located in a public park's interior could be converted to a caged social center, or through the Internal Revenue Code section 1031 tax-free exchange, swapping land from the interior to the exterior to be part of the cage home structure surrounding the habitat.

SUSTAINABLE STRATEGIC BUSINESS ADVANTAGES
1. Much higher profits are expected for the prestigious wildlife views protected by a patented monopoly.
2. This wildlife view is expected to command a price premium and appreciate higher then typical developments, particularly as wildlife becomes scarcer.
3. It is expected to sell and lease faster.
4. The costs to build are expected to be compatible to other developments. The main difference is how it is built to form a cage.
5. Unlike other real estate development projects land purchased can be written off by donating it to nature reserves with restrictions so that it can never be built on. Charitable donations are deducted at its fair market value, not its costs. The corporation can have limited control or influence over the property.
6. A new form of unique low maintenance entertainment development for malls, offices, corporate campuses, luxury apartments, hotels, restaurants, resorts, eco-tourism, etc., attracting quality employees and customers to come, stay and spend.
7. The costs to maintain a self-sustaining wildlife ecosystem once established could be the costs of rain, sunshine and air just as it has been since the beginning of time
8. Trusts foundations, and individuals donate billions to nature causes and receive charitable deductions. This offers a profit.
9. Transform ordinary bland properties into extremely prestigious residential properties with breathtaking wildlife views.
10. Turning unbuildable environmentally protected properties with endangered species and habitats into million dollar windfalls.
11. Building around worthless brownfields.
12. Develop a loyal workforce, aid in recruitment and make employees more enthusiastic about their regular job. ¡°According to our 2001 Cone/Roper Corporate Study, 88% of employees aware of cause-related programs at their companies feel ¡°a strong sense of loyalty¡± to their employers. And 53% of employees at companies with such programs choose to work at the organizations partly because of their employers¡¯ expressed commitment to various social issues¡± (Harvard Business Review July 2003 p. 95 Causes and Effects by Carol L. Cone, Mark A. Freldman, and Alison T. DaSilva).
13. It is a way of making a strong brand even stronger. According to the Cone Corporate Citizenship study, nine out of ten Americans want to hear about companies charitable activities.

VARIOUS REAL ESTATE DEVELOPMENT STRATEGIES
1. Density could be accomplished by building up like Central Park in New York City surrounded by skyscrapers and with very large cul-de-sacs.
2. For large developments, immediately building the whole project would be impractical, but building 10 spec homes surrounded by a cage in the back, stocked with wild animals, could give prospective tenants or homeowners an immediate wildlife view.
3. The habitat could also be a small water lily garden with unbreakable glass basement aquarium walls viewing a forever changing underwater world of fish, waterfowl swimming underwater, aquatic mammals, reptiles, amphibians, aquatic plants, etc.
4. Managing cash flow and limiting initial investment can be accomplished by building in stages as units sell. Land could be bought through land partnerships and / or options, paying off the land in installments as units sell.
5. Investment risk should be similar to other real estate investment projects, but the return for the patented monopoly wildlife premium view should be much higher.
6. User fees, condo fees, taverns, cafes, etc., would be a source of annual revenues.
7. By building social centers throughout the habitat, the development is expected to bring residents daily to visit the habitat and social centers. By frequently using the habitat and social centers the residents will appreciate it more and this frequent usage will attract more users including non-nature lovers.
8. Advertising, public relations could receive millions of dollars worth of free publicity with favorable news coverage.
9. Turning worthless environmental protected properties into million dollar windfalls,
10. Turning ordinary bland properties into extremely prestigious residential properties for homes, luxury apartments, and hotels with breathtaking wildlife views.
11. Attracting the customer client to come, stay and spend.
12. Developing a new form of entertainment development.
13. The construction costs to build this structure is expected to be similar to other buildings, while being sold at a premium price with a premium view.
14. This type of development and urban planning strategies can be implemented on any land surface on the planet.
15. This could be make the Endangered Species Act obsolete as a hindrance to development, because developers will be motivated by economic wealth to save the habitat, and giving wildlife management a new tool for recovery plans and habitat conservation plans.
16. There could also be an opportunity to trade or sell environmental credits with other developers.
17. Investments that may save an endangered species from extinction, maybe more exciting then investing in some meaningless stock exchange number.
18. This plan could effectively eliminate developer vs. conservation conflicts over undeveloped land by offering the patented concept to developers for a fee, and then put the wildlife habitat into a conservation trust with nature groups managing the habitat.
19. Private property located in a public park's interior could be converted to a caged social center, or through the Internal Revenue Code section 1031 tax-free exchange, swapping land from the interior to the exterior to be part of the cage home structure surrounding the habitat.
20. Purchase property boarding a park, then build development bordering the park. Landscaping and ponds could attract various species.

TARGET MARKET
1. Over 50% of the population considers themselves nature lovers.
2. More people visit zoos and parks then ballparks (AMERICAN ZOO & AQUARIUM ASSOCIATION).
3. Tourist will pay $10,000 for an African safari and other wildlife adventures.
4. There is a billion dollar industry in the pet trade, camping, gardening, publications, etc., as well as three cable TV stations viewing wildlife, Animal Planet, the Discover Channel and the Nation Geographic Station.
5. Waterfront homes typically cost double the price of the non-waterfront property across the street.
6. People most interested in the environment are 30 to 50 year olds, singles and or childless couples with slightly better than average income and education (LIFESTYLE MARKETING ANALYSIS 1998).
7. This same demographic group according to the National Association of Home Builders is also the fastest growing housing group (THE FUTURE OF HOME BUILDING) and ideal for townhouses, or condominiums. Social centers will also attract this group to spend their leisure time.
8. Other target markets: environmental friendly people willing to travel the extra mile, people who travel a lot including: sales people, consultants, district managers, weekly airline travelers, regional service people, the growing number of people working at home on their computer and telephone, satellite offices, corporate campuses, people who want to be out of the city, etc.
9. The top animates wanted by home buyers are natural open space (77%), walking bike paths (74%), gardens with native plants (56%), cluster retail stores (55%), wilderness areas (52%), outdoor pools (52%), community recreation centers (52%), interesting little parks (50%), tennis courts (39%) and golf courses (39%) (WALL STREET JOURNAL 11/21/79).
10. According to AMUSEMENT BUSINESS, North American amusement / theme parks attendance increased from 253 million in 1990 to 309 million in 1999 for an annual compound increase of 2.2%. The revenues increased from $5.7 billion in 1990 to $9.1 billion in 1999 for an annual compound increase of 5.3%. Of the top 12 largest amusement / theme parks in the USA the four fastest growing from 1998 - 2000 all had animal themes: Disney¡¯s Animal Kingdom (increase 2.3 million, 38%), Busch Gardens Tampa (800,000 ~ 19%), SeaWorld Florida (300,000 ~ 6%) and Six Flags Great Adventure (79,000 ~ 2.3%). Note: some of the increase can partly be attributed to the parks opening during a partial year such as Disney¡¯s Animal Kingdom in the middle of April 1998, and new attractions such as Busch Gardens Rhino Rally.
11. Discovery Cove charges up to $199 to swim with dolphins, snorkel in coral reefs and wade in ray pools. The opening summer of 2000 was totally booked, and the park is expanding for 2002.
12. According to the UNITED STATES FISH & WILDLIFE SERVICE wildlife viewing is the fastest growing outdoor recreational activity in the United States exceeding hiking, skiing and golfing.
13. Nature related tourism is the fastest growing segment in the travel industry.
14. According to a 1998 study commissioned by FLORIDA TOURISM, fifty percent of Americans include nature based activities on vacation, and income is not a significant factor in nature based travel decisions.
15. According to the International Ecotourism Society: ecotourism is growing 20% - 30% per year, ecotourists range in age from 35 ¨C54, 50/50 male female split and 82% college graduates. Favorite ecotourists things to do: visiting parks 56%, hiking 55%, exploring parks 48%, wildlife viewing 46% and education 20%. The trip duration 8 ¨C 14 days, and willing to spend more then the average tourist with the largest group 26% stating they were willing to spend $10,000 - $15,000 per trip.
16. E.O. Wilson who gave me a testimonial is probably the world's most famous biologist, and his supportive testimonial appears to be that my concept plan identically parallels his biophilia hypothesis, which basically states that all animal species including man instinctively migrates to the habitat that they are most accustom to, originated from and do the best in, including in my proposal a human development surrounding natural landscapes, plants, animals and in many cases water. Man through hundreds and thousands and millions of years of evolution has primarily lived and survived in the environment just described, not in the present concrete jungle or the open spaces that are void of the mega-fauna present a few hundred years ago. This can explain man's instinctive desire for homes with waterfront views which coincidentally wetlands are the planet's most ecological vibrant habitats, mountain views, homes in the country out of the city, favor buildings and rooms with natural sunlight, why people plant gardens, have bird feeders and pets, go on wildlife safaris, visit aquariums and zoos, hike or camp in the parks, take rides in the country, decorate their homes with flowers and pictures of wildlife and natural landscape settings, and why the ancient tree dweller prefers a lookout view from their homes, offices, and penthouses.
17. Numerous studies on biophilia building and the environment indicate it increases social interaction, attracting people to gather together, spending more time talking, developing stronger social ties and sense of community, reduces stress, reduces blood pressure, reduces aggression, enhancing feeling of calmness, kinder feelings, increases relaxation, therapeutic affects on children with conduct disorder, less frustration, more patience, aids in the recovery of surgery, aids in cognitive processing, and increases ability to concentrate on tasks requiring a high mental effort. (ENVIRONMENTAL DESIGN + CONSTRUCTION March/April 2001 p. 30).

REAL ESTATE DEVELOPMENT PROCESS

1. Idea Inception: This business plan, plus patent, explained in greater detail in my book Saving Endangered Species With Real Estate Development copyright 2000.
2. Idea Refinement: Locate potential site, look for physical feasibility, discussions with landowners, partners, other professionals, lenders, etc., decide on tentative design concept plan, option the land if it looks good.
3. Feasibility: Formal marketing analysis, preliminary architectural drawings, pre-engineering studies, environmental impact studies, zoning and building review with government agencies, prepare budgetary profit and loss projections, attract development team, etc.
4. Contract Negotiations: Choose optimal design plan based on feasibility study, secure financing, negotiate contingent contracts, obtain detailed formal architectural drawings and engineering studies, secure development team, secure government permits, obtain hard estimates, RFP's, etc.
5. Commitment Point: Contracts are signed and often contingent upon one another including land purchase, loans, contractors, materials, equipment, joint ventures, etc.
6. Construction: Developer approves changes suggested by professional and development team, dig grounds, lay brick, erect building, build roads, install utilities, landscaping, keep work on schedule, orders materials and equipment as needed, resolves construction disputes, bring in staff and contractors as needed, keep within budget both time and money with aid of a formal accounting system, perc charts, etc.
7. Initiation of Operations: Increases advertising, bring in operational staff, obtain occupancy approvals, connects utilities, lease building, sell units, run restaurant, etc.
8. Asset Management (or divest).