X-Message-Number: 725
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Subject: Phoenix site (Con't)
Date: Sat, 11 Apr 92 23:34:18 PDT

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From: Carlos Mondragon
Re. Proposed Arizona Move

     Reading Michael Paulle's postings on this subject made me nostalgic 
for my youth in New York City whence I was involved in fringe group 
politics.  The arguments were irrational, usually *ad hominem*, often 
internally inconsistent, and always absurd.  *Plus ca change....*

     Although there is much about New York that I don't miss, overall I 
was very happy there.  But in 1982 I moved to Orange County, California -- 
into Bob Dannemeyer's congressional district (home of the Amer. Nazi 
Party, the John Birch Society, and birthplace of Tricky Dick).  I did this 
because Cryovita Laboratories (and Alcor) was there.  And where I live is 
not as important as that I live.  What influence I have over where Alcor 
is to relocate will not be used to accommodate my personal comfort 
(otherwise we would only be considering the Pacific Northwest).  So please, 
Mr. Paulle, try to deal with the proposal at hand, rather than the fact that 
Dave Pizer and I made the proposal.

     The search for new facilities began in the fall of 1989.  Our first 
choice was to make use of a ten acre site in Perris, California (twenty 
miles east of our present location).  This acreage had been selected for 
its (relative) seismic stability and been acquired in 1986 by Alcor 
members Saul Kent and Bill Falloon, intending to make it available to us.  
We went so far as to have an expandable 10,000 sq. ft. design prepared by 
local architects.  Jerry Leaf worked with them and their professional cost 
estimators: final cost projected at not less than $1 million.

     Because of the remoteness of the Perris location, even with a 
beautiful artist's rendering, it failed to generate any enthusiasm among 
potential backers.  Every spatial need was met by the design, but the area 
has little infrastructure, dirt roads, junk-in-the-front-yard oriented 
neighbors, and it is still in the California earthquake zone.

     The next round of our search took place in the spring of 1990.  Alcor 
directors, employees, and several members looked at a variety of buildings 
in the Riverside/Corona area.  The principal obstacle was again cost.  But 
even if $750K to $1 million that would be needed to stay in this area 
could be raised, we would still be blocked by zoning problems.

     The local zoning commissions will not give us a zoning variance as 
long as the very legality of cryonics in this state is still being 
litigated.  No law says they must take this position, but their power is 
arbitrary and they're being cautious.  This is symptomatic of the overall 
regulatory climate in California.

     Businesses of all kinds have been leaving the state in droves for the 
past few years in order to escape California's over-regulation and high 
cost of living.  The most often cited problem is worker's compensation 
laws and their cost.  This is a burden which Alcor has only recently begun 
to bear.

     It was not until the summer of 1991 that we began seriously 
considering other states.  I believe Mike Darwin deserves credit for first 
suggesting this, but the logic of it is obvious.  My primary reluctance 
was the thought of walking away from the hundreds of thousands of dollars 
we have spent taming the local bureaucrats.  But that is a battle we are 
still fighting; if we ultimately win, the benefit will still be there for 
our California members, and if we should lose, we had better have an 
alternative in place.  Besides, spending good money after bad is not a good 
idea.

     Prerequisites for any area we considered were as follows: an 
inexpensive supply of liquid nitrogen; proximity to a major airport;  
substantially less seismic activity than we are currently subject to;  
weather which always permits year-round travel;  affordable real estate; 
and a tolerant regulatory climate (not necessarily in that order of 
priority).  Prerequisites for specific properties were:  10K to 15K sq. 
ft. of space;  attractive appearance;  good price; and attractive 
surroundings.

     Given the criteria above, the options were narrowed down to Las 
Vegas, Nevada and Tucson and Phoenix, Arizona.  (At this point my personal 
biases surfaced and I gave an extra effort at finding something in 
Tucson.)  The Resolution Trust Corporation provided a list of all their 
available non-residential properties in these areas.  An outing with 
myself, Dave Pizer, and six other Alcor members was organized in February.

     It was on that excursion that we happened upon the building we are 
currently interested in.  (None of the RTC properties were appropriate, 
and there was nothing even close in Tucson).  Nine of us were driving 
around the Scottsdale Airpark in a crowded passenger van when someone 
spotted the building with a FOR SALE sign on it.  We debated calling and 
waiting for the agent to show up and let us in for a look, but finally 
decided it might be worthwhile.

     As has been amply expounded upon elsewhere, the building has internal 
facilities nearly tailor-made for our needs.  At a price that is about 
half what we would pay for an empty shell of equal size here in Riverside.  
We have since found out the the original price was $850K.  My guess is 
that the internal construction cost at least another $100K.  So an offer 
of $390K, if it is accepted, will represent quite a bargain.

     Because another offer was already on the table, in the interest of 
expediency, Dave Pizer constructed an offer and put down a $10K deposit.  
The offer is contingent upon our approval of the preliminary title report, 
and zoning and regulatory approval for our use.  In the event those 
conditions aren't met, the escrow company will return Dave's deposit.  On 
acceptance of the offer (which could occur at the earliest on April 13), 
we will have 45 days to raise the balance of the purchase price.

     If the regulators allow us in, and if we raise the needed money (the 
property will be owned by a partnership of Alcor members tentatively named 
"Son of Symbex" by Brenda Peters) both for the Partnership and for Alcor's 
projected expenses, then Alcor will enter into a lease agreement yet to be 
negotiated with the partnership.  The lease I have in mind will be short 
term -- about 12 months -- with an option to renew for a long term.

     During the initial year, Alcor would not move.  We would establish a 
loud public presence.  We would do a suspension there.  Maybe some animal 
research.  And we would wait and see which of the dozen or so regulatory 
agencies that could make our life difficult would come out of the 
woodwork.  If things don't work out, Alcor will not have committed 
substantial resources and the partnership could recover its investment, 
possibly at a profit.  It's also worth noting that in a year's time the 
Mitchell litigation over the legality of cryonics in California might be 
resolved at the State Supreme Court level.  If we win, we will have the 
option to stay here -- if we don't........

     Steve Harris has already addressed the issue of suspension capability 
in Southern California if we leave this area.  He was quite correct.  I 
have participated in 15 cryonic suspensions.  In none of them would the 
final result have been different if our base of operations had been in 
Phoenix.

     Yes we could keep studying our situation.  We could even form an 
"independent committee" and put Michael Paulle on it.  But we've done 
enough contemplation over the past two and a half years.  Sooner or later 
it is time to act.  And the best way in the world to guarantee inaction is 
to put things in the hands of a committee.    

     Mr. Paulle laments that Alcor is not a democracy, and calls us an 
oligarchy.  He is only half-right: we are indeed not a democracy.  What we 
are in fact is a meritocracy.  As in most voluntary organizations, they 
that do the most work and contribute the most money get the power.  This 
power is not limited to the Board of Directors.  Anyone who gets their 
hands dirty at suspensions or comes in to do clerical work, or helps 
organize response teams or gives money is influential.  If you think 
democracy is preferable, take a look at our "competitors".  Then remind 
yourself that the board's first responsibility is not to our members, it 
is to our patients -- and they can't vote.

     Over the years, the total of Dave Pizer's contributions of cash alone 
have reached into six figures.  The time and effort he gives have been 
invaluable.  So what if he's abrasive?  So are ninety percent of our 
members in one way or another.  Every other member of Alcor's board has 
not only given of themselves substantially, but also demonstrated 
consistent qualities of judgment, commitment, and clear, rational 
independent thought.
     
     I suppose it can look like arrogance, but when you've suffered the 
umpteenth "new kid on the block" telling you how you're doing it all 
wrong, the visceral reaction is to say "put up or shut up" or "money 
talks, bullshit walks".  The diplomatic things to say are:

    Thanks for the input.  Now lets see what YOU can DO.  Knock yourself 
    out, make us proud!  And your $200K check for the Endowment Fund is 
    REALLY appreciated.

Regard, 
Carlos Mondragon
President, Alcor  

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