Environmental Model Environmental Mitigation Community Outreach Foundation Natural Amenity

What is the philosophy and vision behind the proposed phase II development?

Conservation and stewardship of lands in conjunction with low impact tourism to the region. The intention of Phase II is to be a model for eco-tourism in the region. There will be a greater focus on eco-tourism rather than residential tourism.

Additionally, we plan on developing partnerships/advocacy with institutions focusing on conservation and ecological research. This would hopefully include STRI (Smithsonian Tropical Research Institute), The Nature Conservancy, Ancon and others. We would like to expand the size of the Marine Park or donate lands to these institutions as part of these plans. We have had preliminary discussions with STRI about creating a research station that would be used for scientific research as well as for programs in local education. Such a facility might incorporate touch pool and interpretive displays that showcase EPI's (environmental points of interest). We are also reaching out to education institutions to create possible environmental education internships and training on local fauna and flora. We currently have a facility to house these students and could even create a training center near it.
 

What you physically envision in the area that you have identified for the proposed activity?

Low impact clusters of resort jungle lodges, bungalows and low density condominiums. We plan to use sustainable or native materials for at least 20% of the construction. In addition, we will design the new infrastructure to be as ecologically sensitive as possible including pervious pavement surfaces, some renewable energy sources, and minimal road cutting. The marine park and its associated reefs, beaches and topography provide the perfect backdrop for visitors to experience one of the greatest natural wonders on the planet: the Bocas Del Toro archipelago.
 

What you would not like to see in the propose area, what it feels uncomfortable, disproportionate, inappropriate or harmful to the healthy development of the idea?

Large scale development of the traditional variety would be largely antithetical to what we envision. Specifically, no high rise hotels, high density condominium complexes or huge second home residences. We don't want to focus on traditional amenities: golf courses, tennis complexes, giant theme pools. Natural amenities will be the primary focus. We believe strongly that the entire Bocas Archipelago should be held to the same standards of development, specifically the 70% preserved vs. 30% developed area threshold, for the good of all.
 

What do you believe is the most important consideration for the success of the project?

It is very important to provide a diversity of experiences that will appeal to multiple demographics (young adventure traveler to super high-end deluxe accommodations)both in an array of lodging possibilities with different price points, as well as a number of different activities available which take advantage of the unique natural amenities. This diversity of experience will ensure that the stature of our project as ecologically viable won't be compromised and will attract the right investors and visitors for the future. Getting the message out on our new approach and vision will be critical to the long term credibility and success of the phase 2 project.
 

What activities are thought for the area proposed and describe them?

• Hiking. We would very much like to provide a series of low-impact hiking trails that provide access to the areas beaches and environmental points of interest (EPI's). Trails to overlook points near the lake, look out points or access to the cave system or trails to waterfall or riparian stream system.


• Sea/River Kayaking. This is an adventure sport that has minimal impact on the environment and takes advantage of the smooth waters on the leeward side of the island near the proposed marina.


• Canopy tours with a "zip line" feature. Some of these have been hugely popular in places like Costa Rica. These features, if set-up correctly, provides novel access and exposure to the canopy and can be used as educational opportunities for the community and visitors to the project.


• Natural Spa, massage, yoga areas. The areas climate and natural beauty allow for outdoor platforms and waterproof thatch/natural cabanas that can be placed in unique natural areas to take advantage of views, waterfalls, etc.


• Mountain biking on narrow paths could be some of the best in the world.


• Cave tours - taking advantage of the large caves within the preserve area of our property.


• Horseback riding - for the guests that are not as robust, they can take a tour to explore the natural beauty of the reserve system.

What type of infrastructure is considered for the proposed area?

Low impact pavestone system for walkways and drives. Will use water catchment and solar extensively but unless new technologies at time of development permit, some power generation will be necessary using state of the art diesel generators. We are exploring using a "next generation" power generation company that uses solid oxide fuel cells as a source of power. This is a system that would be an ideal application for this project as it allows for distributed power generation at a reduced cost and, most importantly (given the proximity to the marine park) a dramatic reduction in carbon emissions (up to 60 percent by some accounts). Other sources include clean burning methane gas digesters and hydro power from the mainland. This hydro plant has already begun construction but has received tremendous opposition from local indigenous groups and expensive underwater power lines need to be run a long distance to Bocas so it's uncertain when and if power will be available to Bocas.

In a radical departure from phase I construction methods which dramatically and unnecessarily encouraged energy consumption, construction in phase II will be designed to be much more energy efficient. This will include the construction of units that incorporates natural air flow and ventilation in the design plan. Proper construction design, techniques and materials appropriate for the Bocas Del Toro region will put much less of a demand on traditional power generation infrastructure that was necessary for phase I.
 

Describe the physical characteristics that the project should have to meet your expectations for the area proposed?

Development plan should incorporate wildlife corridors to accommodate proper behavioral patterns for various species. Development footprint will likely be less than 30% of total land area owned by Ocean's Group Inc. Development will likely occur in low density "clusters" of units that will include a variety of different models to accommodate different demographics. There will be a range of price points to ensure that the project is not purely an "exclusive" luxury development. We feel that the development should not be monolithic or static in terms of demographic. A variety of visitors will make the project more inviting and dynamic and will appeal to those with different ages and a broad spectrum of backgrounds.

• No more than 30% of original land footprint
• At least 20% sustainable materials
• Local architecture
• Local materials used wherever possible
• Minimize earth movement for erosion control houses on stilts, small roads, less roads, maybe tram
• Use state of the art utilities - SBR sewers, renewable energy for long term, etc.
• Local workforce used wherever possible
• 75 meter setbacks from high water line on north shore for turtles
• Partnerships with key NGO's including research centers, tourism centers, maybe land grants
• Carbon credits for unused preserved in perpetuity land

What other examples have been considered as a model for development in the proposed area?

We would very much like to integrate local and distinctive "Bocatareno" architectural features into the project. This would include such concepts as open living spaces, high ceilings with natural ventilation, outdoor or exposed kitchens and of course use of sustainable naturally harvested building materials.

Since we will be building on a relatively large scale we are likely to incorporate these concepts into a variety of different types of units. The specifics will be fleshed out over time as we move closer to production. It is likely that there is not a significant base of working eco-resort communities in Panama. We will likely do active due-diligence in Costa Rica and other countries to find working models but any development would incorporate local architectural elements. Most likely the only comparable benchmarks to our hyper-responsible model are smaller projects. However, we can still use them as models for our development and ours can be the first of its kind, a medium scale, environmentally friendly master planned tourist resort.
 

What level of cooperation is to be taken with environmental authorities and protected areas?

A substantial level of cooperation will be taken with environmental authorities in protected areas. To date we have already reached out to the major constituent powers in Panama and with a large degree of receptiveness on their part. We feel that these authorities will be a major stakeholder and their feedback will be considered in any development plan.
 

How you envision the integration of the environment, neighbors, community and region in the project?

We feel that the new ownership group clearly recognizes that the integration of diverse stakeholders is paramount. By taking into account the attributes of each stakeholder, we are better able to capitalize on the unique set of natural assets that lies not just within the project but throughout the region. With world-class beaches, incredible vistas and an unparalleled treasure trove of flora and fauna, new ownership recognize the greatest attractions to the property exist in their natural state. Management is pragmatic and it is plain and simple good economics to focus on what clients want: a reduced footprint with natural amenities in a pristine environment.

Our goal is to take this a step further by asking if we can showcase and enhance greater understanding of this priceless environment through programs at our development. Programs that 1) preserve the vast majority of the lands we own in perpetuity, and 2) brings those who do visit our development into contact with the areas flora and fauna in a way that will foster greater understanding and awareness of the sensitivity of this region. If we can reach these objectives while bringing meaningful employment opportunities to the local community and in a fashion that enhances their way of life, then we feel that our project is a success.

Critical to our success in this area will be the partnership with the Bahia Honda community. Their input will be critical to our development plans and their sustainability will be foremost in our guiding principles for the area around their community center. In addition, w will include their needs in the ongoing operation of the resort including jobs and commerce for native services -i.e. marine park tours and sales of native fabricated trinkets.
 

Can a project be developed in a fashion that benefits multiple stakeholders including the economic interests of the owners and clients?

We feel the answer is an emphatic "Yes!" Given our operating experience, learning curve from mistakes made by previous management and the challenges that have faced this development, we feel that we are better qualified to bring our vision and accompanying standards than most any other developer in the region. Our clients, partners and owners are confident that we can set the standard for responsible, ecologically friendly development in the Bocas Del Toro region and beyond. While we cannot undo mistakes made by previous owners and management in phase I development, we have adapted and are providing a vision that will take into consideration the needs of the local community, the environment and those who wish to responsibly experience the treasure that is the Bocas Del Toro region.

Bocas Del Toro is unique also for its diverse ecology and human inhabitants. Our neighbors on the island of Bastimentos consist of a large Afro-Caribbean and indigenous Ngobe Bugle populations. They are our neighbors, workers and friends. We understand that we cannot operate our project in a vacuum and that every action has a direct consequence on neighboring communities. This is not merely "lip service" and we are putting stewardship of these relationships as a primary component to our operating plan. We hold regular meetings with the community and community leaders and we are actively engaged in constructive dialogue with these groups about how we can work together to create opportunities for all parties. To this end we have dedicated a full-time community and environmental relations employee to facilitate communication and develop and execute programs. This is a newly created role but we have found this position to be imperative and that the absence of communication and dialogue leads to unanticipated problems.
 

What relationship is expected of this area with phase 1 construction project RFB?

This will be a separate project with a different name and likely a different ownership structure. If there is a connection, it will likely be in shared amenities that would be redundant to duplicate (such as a spa, retreat or restaurant). Generally, the brand of this project will be compartmentalized to reflect a different owner and type of project. As our neighbor it will be critical to have positive relations whereby phase I can benefit from our new phase II environmentally sensitive approaches. Examples include shared renewable energy sources, shared transportation to minimize emissions, shared rules to maximize preservation of fauna and flora, and shared access to ensure all visitors can experience the natural wonders of Isla Bastimentos.
 

What measures have been considered for biological connectivity of the area (i.e. the island of Bastimentos)?

We understand the need to accommodate wildlife corridors and feel that this will be an important consideration for the project. We feel that such corridors will add to the value of the project: an ecology that is healthy and interconnected will provide a more interesting experience for those looking to visit an "eco resort" project. To this end we will consider wildlife corridors as an integral part of the project. In fact, we are researching possible green transportation methods (i.e. trams and gondolas) to allow for some of the largest corridors in private lands of their kind. If we can achieve a corridor of this type, it will be as if the marine park is extended into our project and beyond. We feel that if we can donate lands to increase the size of marine park or to facilitate a nature reserve, than this will help the ecology and resulting connectivity standards. We will certainly seek feedback on our development "roadmap" which will indicate the density and location of villas.