SMUGGLER'S COVE PROJECT: SPACE/DENSITY ISSUES
What is Proposed
The proposal is to construct 22 villas "each with 3 or 4 guest rooms, and each with a private swimming pool and parking", a hotel with 15 suites "with 1 or 2 guest rooms each", a restaurant, spa, tennis court, common swimming pool, a generator, and a sewage treatment plant, and more. All this is to be placed on 12.3 acres "parcel #2, of 11 acres, and parcel #268, of 1.3 acre". There has been no detailed site plan presented that would indicate the size or location of all these elements.Estimate of Required Space
In the absence of detailed plans, we must estimate the coverage of each element:
1. Hotel, probably 1 acre, with 2 storeys.
2. Hotel Parking lot for guests and staff, at least 1 acre,
3. Hotel swimming pool, probably 0.5 acre,
4. Tennis court, usually 0.75 acre,
5. Sewage treatment plant, 0.5 or more plus a compressor building
6. Road allowance, along the length of the property will take 0.75 acres
7. Setback of road from the property line - 0.5 acres.
8. Pond, which will be left in place, taking 0.25 acres.
9. Garbage storage probably needs 0.20 acres.
10. Grey water storage, prior to distribution on site, needs 0.20 acres.
11. Reverse osmosis unit, with building and filters, needs 0.20 acres.,
12. Generator for emergency power, in a soundproof building, requires 0.5 acres.
13. Setback from beach, minimum of 60 feet along length of property, requires 1.5 acres.
The total space required for these elements, before the villas and their private pools and dedicated parking spaces are considered, is 7.85 acres.
The total space available for the whole project is 12.3 acres. Thus the proposed 22 villas will be fitted into 4.45 acres of available land !!!
This is a density of around 5 villas per acre. Such a high density raises a question of whether it is reasonable to expect that the villas can be sold for the suggested premium price of $3 million
Will villas jammed onto less than a quarter acre of land sell for $3 million?
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