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reebop

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Reply with quote  #16 
Good questions.  I'd like to know as well.  It seems that they would have the greatest need for employee housing at the same time they have the most guests and the greatest need for rentals.  Here's and interesting quote by Gonzales taken from the meeting minutes:  "At peak resort has 500 employees, 40 core employees are housed on site, rest offsite or on-site contracted."

I wonder what the definition of "on-site contracted" is.
 
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captiivated

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Reply with quote  #17 

A reporters view of the meeting. Not much new here.

South Seas revises hotel project, changes would move some units south

February 18, 2015
By CRAIG GARRETT (cgarrett@breezenewspapers.com) , Island Reporter, Captiva Current, Sanibel-Captiva Islander

Tweaking continues on a hotel project at the South Seas Resort in Captiva.

Staff with South Seas on Feb. 10 visited the Captiva Community Panel, presenting revisions to hotel plans that in January included 112, two-bedroom units clustered along the resort golf course and fronting the Gulf.

Due to owner opposition, South Seas architects reworked the project, moving 44 of the hotel units to the south end of South Seas, leaving 96 clustered in a vacant parcel across from the resort marina. The new changes presented Feb. 10 would leave some golf amenities that would have vanished, add parking. Both hotel clusters would have pools. There are no plans to add restaurants. Construction costs are estimated at about $50 million.

Article Photos

[525522_1]

Miami architect Jose Gonzalez (left) shares details with Captiva Community Panel member Dave Jensen.

CRAIG GARRETT

 

The south units would replace worker housing that was to be greenspace. Revised plans would also wrap security around the south units, meaning entry layout will change, designers told the Panel. Hotel units would fully develop South Seas to its allowable 912 units, which includes condos and single family housing, Miami architect Jose Gonzalez told the Panel.

Revised plans were the result of complaints and concerns, mostly from neighbors in existing units worried about lost views of the Gulf or privacy issues, Gonzalez said.

"We heard what you had to say," Gonzalez said, directing his comments to owners at the Panel meeting. Many had voiced concerns at the Jan. 13 presentation.

Ultimately, however, town officials have limited input on South Seas growing. The Community Panel has no authority to approve or disapprove any private project, but its members have insisted on followup public hearings and notification of changes as the project advances. Lee County must confirm the project meets site-plan compliance. With approval, ground-breaking could start by summer, Gonzalez said.

The new units, all rentals, would replace the employee complex, most of which is not used or in disrepair. Workers in the complex would be scattered around South Seas, or join others off-island. Most workers are with private contractors.

Still, some South Seas condo groups insist the scope of the project is too large, and will likely balloon traffic in an area already teeming with visitors and locals. Their concerns are being forwarded to Lee County commissioners with final say in the project.

 
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- See more at: http://www.captivacurrent.com/page/content.detail/id/525522/South-Seas-revises-hotel-project--changes-would-move-some-units-south.html?nav=5051#sthash.UPwC4FcJ.dpuf
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CaptivaBound

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Reply with quote  #18 
Captivated, thanks for posting this from the February meeting.  If you have find anything from the March meeting, hope you will post it as well.  

During the March meeting, as I recall, there was no discussion about where the displaced employees will go.  Perhaps the resort has decided all of those employees who lived in employee housing can be brought in daily instead.  It's my understanding the resort is not renewing some of the rental agreements they have with full owners, and some full owners are moving to rental agreements with Royal Shell.  If the resort has 500 employees during peak now, how many more employees do they need if potentially 840 more guests are on the resort?

Back to the north end development for a moment.  At full capacity (which may not be the case), there would be 576 people staying in those 96 units.  I have no idea how the size of the swimming pool/number of chairs is determined or regulated, and what percent of these resort guests would use the pool, but it sounds like the pool would be busy.  

The food and beverage service at this pool will be from the existing Sunset Beach service.  As I understand it, the wait staff will service both the pool and the beach.                                   
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CaptivaBound

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Reply with quote  #19 
I read through briefly the resort's submission to Lee County for the new developments, which is on the Captiva Community Panel site.  Very interesting.  

One point that really struck me was the assumption about parking on the north end.  The plan calls for 1 parking space/unit plus one extra space for every 10 units.  As an example, that would be just slightly over 1 parking space for guests of the 12 PH units.  We would have needed that one guest spot for over 2 weeks this year.  And that doesn't even start to address the increasing number of golf carts.                                            
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reebop

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Reply with quote  #20 
This for me pretty much sums up my problems with the development and is representative of the resorts attitude towards their guests.  The pool is already over crowded and in the future so will be the beach.  However, the Resort will promote based on cabanas, food service, and lounges at the beach.  The thing is, next week there are no cabanas available which means that the pool will be filled to capacity as will the beach.  The new development is being built on the cheap.  Not that the units will be inferior.  I'm sure they'll be nice, but it's on the cheap in that the resort isn't investing a dime to adjust the infrastructure to help absorb the increased guest load.  It then becomes apparent that providing these guests the experience that's shown via the resort's promotion isn't the resort's concern.  Golf carts, cars and people all need a certain amount of space to coexist and that space is at the breaking point as it is.  The fact is the resort doesn't care.  Get the booking and once on the resort, let the guest figure out where to park, where to eat, how to get to a restaurant off site, how to snag a lounge at the pool or on the beach...  The truth is that the resort has as little concern for its renting guests as it does for interval owners and whole owners.

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glenn

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Reply with quote  #21 
CaptivaBound- Your not counting handicapped spaces. or folks that drive a car to resort then rent a golf cart that occupies another space. South Seas Vehicles parked in every 5th space.
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captiivated

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Reply with quote  #22 
reebob:

I feel your pain.

You knew the Island and the Resort as it used to be. So did I. We clearly liked it more the way it was then than the way it is now.  We have the right to use the Resort and enjoy it but we are frequently reminded, we don't own it. The Owners do and they are obligated to Manage it in the best interest of their stockholders not we TS owners. You know that. The Owners test for Management is to increase operating cash flow, increase earnings, increase occupancy, and increase the revenue per Resort guest.  Most importantly, have happy guests so the probability of them returning is improved.  I don't have the bottom line stats but I believe Management has very likely been successful on every one of these criteria.

It seems Resort guests are quite happy to be at the Resort and enjoy their $600+ per night experience.  They expect it to be crowded and congested at the pool, the beach and the restaurants. TS renters are also happy, they stay for $200 per night, have an extra bedroom/bathroom and expect the prime time inconveniences. They cope. They don't  have any history as to what the Resort was like, they just want to enjoy it as it is now.  And, the occupancy trends, say they do.

I sincerely hope you have found your "paradise lost" on Sanibel. Time will tell,







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CaptivaBound

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Reply with quote  #23 
Most owners need repeat business to stay viable.  Building trial is expensive.  In peak season, when a hotel room is $600+/night I do wonder what the resort's repeat rate is on hotel rooms (the only rooms they own).    

While we were there, the pool was beyond crowded virtually all the time.  The back row of the slide pool along Cottage #1512, in the shade, was the best bet for a lounge chair.  The beach wasn't really crowded                                                   
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CaptivaBound

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Reply with quote  #24 
The Captiva Community Panel meets this coming Tuesday, April 14th at 9am at Chadwick Square.  The agenda includes discussion of the new development.  If you are on property, PLEASE ATTEND AND SPEAK UP.  

I don't think anyone on the panel owns on the resort.  I don't know that for sure.  If they do, they are not on the resort everyday as, collectively, timeshare owners are.  I understand there are no owners on the resort who live there full-time.  The only one on the panel familiar with the resort on a daily basis is the resort's manager.                      
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CaptivaBound

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Reply with quote  #25 
Has anybody heard anything?
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DonFromSLC

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Reply with quote  #26 
I have 't heard anything about it while being here.
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reebop

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Reply with quote  #27 
We'll probably hear nothing until we see surveyor stakes.
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DonFromSLC

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Reply with quote  #28 
There were surveyors out on the beach area shooting GPS coordinates this morning down by the 7th and 8th hole. I doubt it has anything to do with the new development, but who knows.
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captiivated

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Reply with quote  #29 
Surveyors also out on the sixth tee this AM.  Don't know their intent but  guess it related to the new development. Asked the golf pro about the new development and the thought was "stay tuned" the plan changes weekly.
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happyplace

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Reply with quote  #30 
So does anyone know when they are starting construction on the 96 new units near sunset beach?  

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