Proposed Joint Venture with Ms. Esmerelinda Juan of #MarianHillsMemorialShrine

Background:

I was in long talk with Ms. Esmerelinda Juan (the mother of Francis Juan, owner of Chickboy and Pier One restaurant) husband of Fotome, Lavandera, and mother of DAJ.) this morning November 8, 2014  This was the second talk with her.  She visited me, together with Totie, the owner of HIgantes in Angono one Wednesday to talk about her plans to have ash crypts at 3 o clock habit prayer nook with some 30 units for her family, her memorial plan (to be cremated and her ash placed in the ash crypt within the urn.

I initially told Totie, her developer of the shrine, that we may need to develop some business within the shrine to sustain their operations. It coincided with their thoughts that that should be the case.  However, she objected to that idea, but one month later, she changed her mind and hence the visit.

Last week, November 1, 2014, I visited the shrine to talk where the proposed urn could be located.  I initially calculated that there could be as many as 10t urns :  7 t  for 4 rows near the 4 shrines, and 3t for the Redeemer.  However the visit today and her admonition that it should not be very crowded made think that the number could be as low as 3000 only

WTDN:

1.  She would lend me xerox of the lot plan and TCT

2.  We would have an architect draw as built plan;

3.  Let the architect design the lay out for 3 to 5 ash crypts

4.  Find out the rules for ash crypts construction; secure permits if needed.She does not like lagayan for this project.

5.  Submit a proposal:  the proposal could be 70.30 of net of sales after ME or 

50% -50% of net sales after ME,   developer shall donate 3% of its share to PACEM  (Pastoral Assistance  for Community and  Education Mission)

6.  Invest 1,000,000 for urn construction.  Initially, 500 urns 50% down payment balance in one year.  Construct by batches.  For 5,000 units there will be  10 batches

7.  A separate company with name:    Marian Hills Memorial shall be formed with P1 million paid up capital

Pre market.   Selling price is at 30t for AB  and FG units.  Start at shrine at the farthest end.  Blogs and website shall be set up to test drive the concept

Feasibility computation

 Sales:                       5,000 x 40t average                200,000,000.00

            Less 20%   ME                                                40,000,000.00

           Less:     Cost of ash crypts

                               5,000 x 4t                                      20,000,000.00

           Less Admin cost electricity etc   5%                10,000,000.00

                         Total expenses                                   70,000,000.00

GP for sharing                                                          130,000,000.00

Developers share                                                       65,000,000.00

Less PACEM  donation  3%                                        1,950,000.00

Net for developer                                                        63,050,000.00

Ps:  we could have 7,000 units and 

        sell as high as 50t each

Marian HIlls Memorial Shrine

Concept:      Memorial crypts in a religious shrine, in perfect harmony with earth, wind, fire and water.  Proper architectural design to:

      1.  hide the crypts
      2.  have shades
      3.  space for reunion, prayers

PTM:    friends of Marian Hills;   

             those who want unique and lasting memorial for loved ones;  high                above the rest,  those who are fengshui conscious

             religious, pilgrims

Strategy:   build and sell in batches

Draft of JV agreement

This agreement, entered into by and between:

___________________________known as developer;

___________________________known as Owner

PACEM                                         known as beneficiary

Objectives:

1.  To make Marian Hills shrine self sustaining

2.  To support expenses of the shrine:

    shrine personnel

    utilities

    repairs and maintenance

3.  To support religious activities and other advocacies:

     catechism;

     mass

     support of PACEM

     monthly medical mission of informal settlers

Whereas the OWNER is the registered owner of a parcel of land located in San Carlos Hts, Barrio San Carlos, Binangonan Rizal  more particularly described as follows:

     xxxxxxx

Whereas, the DEVELOPER is considered as memorial expert having developed several memorial parks, ash crypts and crematorium in the country

Whereas the DEVELOPER has offered and OWNER has agreed to install, construct and market ASH CRYPTs at the above mentioned land

FOR AND IN CONSIDERATION OF THE ABOVE PREMISES, and other valuable consideration, the OWNER AND DEVELOPER have agreed to to allow DEVELOPER to construct, install in phases ash crypts totalling ___ in various shrines eg  St. Francis de Assissi, Mt Carmel, Perpetual Help, Good Shepherd

Terms and conditions

1.  Sharing:    60% -40% of net, after cap ex and op ex; (in favor of developer)  

     Permits shall be for  account of developer;

     Real Estate tax shall be borne equally by owner and developer

2.   Construction:

    1.  The construction must blend with the nature;

    2.  No flower or candle holder

    3. Pathwalk, earthwork, foundation, excavation for the account of the developer

    4.  The developer shall strive to conform to the over all appearance of the shrine and should not detract much from its present appearance

 3.  Marketing and operations:

      Developer shall maintain an office and administrative and marketing staff

at the shrine or other location for the following purposes:

     1.  Sales and marketing

     2.  Customer service

     3.  Inurment

     4.  REcord keeping, master list

     5.  Cash custody and financial management

Others:

1.  Exit provisions  (upon mutual agreement, or disapproval of permits

2.  Management of conflict

3.  Applicability to heirs and assigns.

4.  40 units shall be given free to the Juan Family at the 3 oclock habit shrine

The Holy Gardens Group - "THE MEMORIAL EXPERTS"

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