BRADENTON BEACH – The Bradenton Beach City Commission approved a major development application for the construction of a two-story, 15-room hotel on the Bungalow Beach Resort property at 2000 and 2014 Gulf Drive N.
“This is a major development application and a letter of no objection within the R-3 (multi-family dwelling) district,” City Planner Luis Serna told the commission during the quasi-judicial public hearing held on Feb. 5. “The applicants are proposing to redevelop a resort that was destroyed during the 2024 hurricanes. The site previously contained a 15-room bedroom resort with multiple ground-level bungalows.”
After much discussion during the hearing, the commission removed a parking restriction recommended in January by the planning and zoning board.
The planning and zoning board’s recommended restriction stated, “Parking shall be limited to use by employees and overnight guests of the resort of the site. No other parking by non-overnight guests shall be permitted without prior approval of a special permit, in accordance with the land development code.”
Bungalow Beach owner Gayle Luper spoke during the hearing.
“To say this process has been stressful is an understatement. Having to dispute my own city government after losing 82% of my resort units to hurricanes is something I thought I’d never have to face,” she said.
“For the last year and a half, since the hurricanes, my rebuild has been blocked, delayed and slow walked at almost every stage,” Luper said. “Requirements have been shifted and new interpretations are being introduced. There has been a pattern of obstruction that has severely harmed my business and undermined my ability to recover.”
Luper said the financial impact to her business exceeds approximately $5 million and includes the loss of rental income, interest payments, ongoing taxes and insurance, professional fees, attorney fees, loss of increased valuation of the project and general increased costs, including construction.
“That number does not include the value of my time or the huge emotional toll for the potential guests that no longer book with us because they’re uncertain if we will ever open,” Luper said.
When addressing the recommended parking restrictions that were later eliminated during that day’s hearing, Luper said the parking restrictions that allow only employees and overnight guests greatly reduced the property value.
“Imagine going home tonight and being told you, your spouse or significant other could not park in your own driveway,” Luper said. “There’s no street parking. Your family or friends cannot visit. Vendors, maintenance workers or even any potential rental guests are not allowed to park at your house. Even if someone wants to buy your property in the future, they can’t park on your property to inspect your property.”
The planning board’s recommended parking restrictions were eliminated from the plan approvals, but the restriction on paid, non-guest, beach parking remains in place.
Luper estimated the loss in value over the next decade could easily reach between $20 million and $44 million.
She requested the city approve the major development project and issue a letter of no objection.
“We ask that you strike the parking condition that imposes operational restrictions,” Luper said. “I previously accepted the planning and zoning (board) recommendation only because I had no choice if I wanted to survive financially. This condition exceeds code, creates unequal treatment and interferes with lawful use of our property.”
Luper has maintained that she has the right to sell resort passes to allow daily use of the beach and resort amenities.
Commissioner Scott Bear expressed concern about resort passes.
In response, City Attorney Erica Augello said, “Day trippers, beachgoers or paid parking – anything other than parking used for this particular site – would be prohibited unless they come back and ask for it. If they want to have day trips, that’s a separate use that they’ll have to come back to the city and ask for it.”
Luper stated it was not her intent to charge for any resort passes.
“All I want to do is get back to running my business,” she said.
The commission unanimously approved two motions read by Serna. The first motion was to grant approval for the 15-unit hotel, with the parking condition removed. The second motion was to recommend the city submit a letter of no objection.
