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reebop

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Reply with quote  #1 
This overhead view shows how this new development will encroach on just about everyone on the north end of the resort.

Those people who have the south units at SSC are going to be within arms length of new hotel rooms.  The impact that 141 new hotel units will have on the main pool, especially during season will pack it to a point where PH and the CTGs will have no luck getting seating.  Sunset beach will become the private beach (with amenities) for the two buildings that will be built literally on the edge of the sand.

For us this will probably be the deal breaker and we'll end up saying goodbye to what had been something we looked forward to each year and felt was special.  There has been some comment that this will be good for PH and the CTGs since it could increase our unit values. While I debate the logic, even if it were to be true, I didn't purchase our weeks as an investment and my enjoyment of our weeks has nothing to do with their monetary value.  For me it's all about the value of the time we spent on Captiva.  The overcrowding this will bring to SSIR and Captiva will end that.

On top of just people, these are hotel rooms, not condos.  Eating is tough enough on the resort and off it as well. I hope Captiva says no, but I'm not optimistic.

All I can say is what a lousy development this will turn out to be.
Screen Shot 2014-12-29 at 2.58.25 PM.jpg

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CaptivaBound

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Reply with quote  #2 
The resort is proposing 2 bedroom rental condos.  With the resort's emphasis on families, and the travel trend of literally packing families and friends into condos, I wonder what the average occupancy of these units will be, and the average stay.    

I assume the Captiva fire department has established a maximum number of people who can be at the main pool at any one time.            
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reebop

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Reply with quote  #3 
According to someone I spoke with, the units are going to have a mini-kitchen at best.  Either the Harbourside Restaurant is going to have to slash prices and offer a "burger and fries" menu or Doc. Fords and the Andy Rosse Lane restaurants are going to be even more packed.  The trolley concept is great, but as it exists it doesn't support an additional 141 high density unit's worth of people trying to grab lunch and dinner.  Slices is busy the way it is.  The Ship's Store can be packed.  I've said all along that the inherent problem for any hospitality firm attempting to own and run SSIR is the small amount of resort owned rental rooms and the large amount of infrastructure they need to support on SSIR.   The infrastructure on the resort and island (such as restaurants and off resort parking) currently doesn't support the amount of people who are on Captiva during high season.  If these units are to be built, it would make sense to locate them at the south end of the resort that when compared to the north end, is under utilized.  However, that would require an investment in some level of south end amenities resulting in added cost to the resort.  Plopping these units down on the north end doesn't require any cost beyond basic construction.   I'm complaining about this from the view of an interval owner.  If I had just constructed the house on the south side of the gravel road leading to beach from the intersection at Harbourview, I'd be a bit more upset.  I'm already scoping out Sanibel.  If this goes through, SSIR will for me lose it's remaining charm.  Maybe four of five of us need to form a corporation and buy one of the $1,000,000 condos on Sanibel, divide up the weeks while setting aside the majority of high season for rentals.

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glenn

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Reply with quote  #4 
Damn! Now it's in my back yard.


http://sanibel-captiva-islander.com/page/content.detail/id/525522/South-Seas-revises-hotel-project--changes-would-move-some-units-south.html?nav=5047


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captiivated

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Reply with quote  #5 
Glenn:

Thanks for the update, very informative. Sorry about your South end getting the "overflow" on the project changes but, the new resort clientele and associated infrastructure will clearly be superior to the alternative (former inhabitants). 

This new Resort project clearly demonstrates the very necessity of all the TS Boards and the Whole owners and their Boards organizing as a consolidated group of owners with collateral interests which, from time to time, may be at odds with the Resort Owners.  No one entity, can "Tilt at Windmills" all by themselves and hope to be successful.  HGVC, Hilton Intl, LXR and Blackstone as well as The Resort won't like that movement but it is certainly timely, appropriate and badly needed now as evidenced by the Resorts current plans.
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CaptivaBound

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Reply with quote  #6 
Glenn, what is the latest info on the resort's rental program for full ownership units and houses?  I've heard the resort is not renewing rental leases.  Is that correct?  What are current full owners doing?  One assumes the resort will rent their 2 bedroom units first when they are built.  

Obviously Sanibel and Captiva will see more buses on the San-Cap road bringing in more contract workers to service the additional units, which now appears to be 140 units split between the north end and south end, with the far majority still planned for the north end.  

Currently there is a sign opposite the Harbourside Grill that points to parking for Captiva Cruises.  Where are these folks going to park?  You can't get on a trolley when the Lady Chadwick returns from a cruise.  They are packed.           
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reebop

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Reply with quote  #7 
It's interesting that the Resort has been willing to listen to owners concerns on this issue - loss of views, etc. - while not giving a hoot when they ruined the view for most PH, removed its pool, and wrecked the view and mood for many of the Cottages.

This was probably in their back pocket all along, understanding as well as all of us the congestion that the original would cause.  And with this new proposal, they don't have to pay for new golf amenities.  It should be a welcome relief to SSC.

I agree that a common, united board or voice would have a greater impact than what we have now.  Accomplishing that will be difficult.  Has anyone heard from their board about the development?
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captiivated

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Reply with quote  #8 
reebop:

Your post suggests that the new units will have "Country Club" privileges for golf etc. much like the SSC.  I have missed that note and would appreciate knowing of the origin of that observation. Regardless, I think that would be a good decision for the Resort as it enhances sales and Golf Course/Tennis utilization and associated Resort revenue.

The only comment I have had from my Board (SSC) is that they inquired of the Resort as to the location of the Golf Pro Shop and the reply was that it was still in the planning stage.

CB's indication that the Land's End Board and the SSC board are together in opposing the Resort Development with a mutual retainer of legal counsel is good news but somewhat discomforting in that none of the other associations joined the fight. Clearly, we should all be together on these issues and reject the HGVC's and the Resort's preference to separate us. Together we can fight, win or fail.  Separately we all fail.  Where are the other Association Directors on this issue?
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reebop

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Reply with quote  #9 
I was unclear in my comment.  What I meant was that it's my understanding that the clubhouse, etc. will remain where they currently are under the new plan and not be relocated.

I'm not surprised at PH's board's lack of involvement.  I've never thought our board to be concerned about anything other than where the cheapest and ill suited furnishings can be purchased.  They gave up our pool and probably 75% our the units views.  What we got in return was our own gate to the main pool, half price fees, and the use of a pool that is literally unusable on a crowded day.  I've heard nothing from Harbourview and our units will be significantly impacted.  With the new units right on Sunset Beach, it will become as unusable as the pool during peak times.


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glenn

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Reply with quote  #10 
Captivabound--The resort is phasing out the lease program. In the lease program the resort had to maintain unit furnishings. The resort is shifting into rental contracts where you have to bring the unit up to resort standards, then if something is destroyed by a renter it comes out of your pocket. So the resort is freed from the cost of maintenance. Resorts cut ~60%.

I've cut ties with the resort and now rent my , unit thru Royal Shell. Renters don't have amenity access
but their cost is often 1/2 the resort rental rate. Condo takes less of a beating from nightly convention renters.

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glenn

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Reply with quote  #11 

Here's a link to Captiva Community Panel's Minutes concerning SSIR new units.

http://www.captivacommunitypanel.com/Minutes/011315ccpMinutes.pdf


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reebop

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Reply with quote  #12 
FYI - we now have thumbs up or down buttons!
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captiivated

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Reply with quote  #13 
Glenn,

Thanks for the update.  I was somewhat surprised by the Resort's seemingly defensive attitude and their willingness to negotiate. It's possible the TS Owners along with the Whole Owners have a better negotiating position than I originally thought. I'm probably dreaming but, that's the impression I got.
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DonFromSLC

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Reply with quote  #14 
Hey all, I said from the beginning that the resort would be happy to get approval for the redevelopment of employee housing into rental units and are just using the proposed development on the north end to make us feel that they compromised to get that approval. Just my humble opinion!
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CaptivaBound

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Reply with quote  #15 
I've been curious where employees and management who stay on the resort will be housed when the employee housing is torn down.  

I understand there is some housing for them in the hotel rooms at the marina, and also some upstairs rooms at Chadwick's.  Maybe near Doc Ford's or across the street?

Glenn, you may know this.  Does the resort also put management/employees in homes and condo units they have in the lease back program if they are not rented?       

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