MANATEE COUNTY – Anna Maria Island developer Shawn Kaleta is among the seven applicants seeking appointment to the Manatee County Tourist Development Council (TDC).
Kaleta is one of four applicants seeking to fill the hotelier seat recently vacated by Ed Chiles. The hotelier seat is also open to resort owners and short-term vacation rental owners and property managers. Developer and Palmetto Marriott Resort Managing Director Anthony DeRusso, Bradenton Beach-based Wagner Realty rental property manager Lisa Varano and real estate broker Damien Hernandez also seek the hotelier seat.
Holmes Beach City Commissioner Dan Diggins, Longboat Key Town Commissioner Debra Williams and Palmetto Mayor Daniel West seek to fill the elected official seat recently vacated by former Palmetto mayor Shirley Groover Bryant.
Manatee County commissioners are expected to appoint the two new TDC members during their Tuesday, January 28 meeting that begins at 9 a.m. and public input can be given regarding any of the TDC applicants when the commission reaches that point of the meeting. The TDC appointments are the 50th item listed on the meeting agenda.
The current TDC members are County Commissioner Amanda Ballard, Palmetto Mayor Gene Brown, hotelier Jiten Patel, hotelier Eric Cairns, hotelier Rahul Patel and interested citizens Dave Wick and Norma Kennedy.
Serving as an advisory board to the county commission, TDC members make non-binding recommendations regarding the expenditure of tax revenues generated by Manatee County’s 6% tourist development tax. According to the Manatee County Tax Collector’s Office, “This tax applies to anyone who rents, leases, lets or grants a license for the use of living quarters or accommodations for six months or less, regardless of their state or country of residence.”
Last year, the tourist development tax generated approximately $30 million in county commission-controlled tax revenues. In recent years, tourist development tax revenues helped fund the Anna Maria City Pier replacement project completed in 2020 and the installation and repair of the floating dock and finger docks at the Bradenton Beach Pier. Tourist development tax revenues are also being used to subsidize the county-contracted Gulf Islands Ferry service between Bradenton and Anna Maria Island. The city of Anna Maria will soon pursue tourist development tax revenues to help replace the portion of the City Pier destroyed by Hurricane Milton.
Kaleta application
The application form seeks answers to several questions, including: “Why do you want to serve on this advisory board or committee?”
Kaleta’s response says, “To assist in the management of the Manatee County tourism growth.”
On his application, Kaleta lists hotelier as his occupation, Prime Hotels and Prime Vacations as his business names and a Holmes Beach address as his business address. According to the Manatee County Property Appraiser’s Office, the 48th Street business address that Kaleta listed is a homesteaded residential property.
Kaleta’s TDC application states he’s the owner and founder of “the largest property management company in Manatee County – Prime Vacations.” It also states he’s the owner and founder of the Prime Hotel management group.
According to the latest annual report filed with the Florida Division of Corporations on April 25, 2024, Prime Vacations LLC listed Kaleta as the corporation’s manager and attorney Louis Najmy as the corporation’s registered agent. The corporations amended articles of organization
Filed on Oct. 30, the amended articles of organization for Prime Vacations LLC now list the Plantation, Florida-based CT Corporation System as registered agent and the New York City-based GSP Prime Buyer LLC as manager. That document notes Kaleta was removed as the LLC’s manager.
The Sun could not locate any active Florida Division of Corporations documents that reference Prime Hotels, the Prime Hotel Management Group or Kaleta’s involvement in either of those entities listed on his TDC application.
TDC applicants are asked to describe any education and experience they have that would benefit the advisory board. Kaleta’s response states he’s a licensed general contractor and engineer with a Master of Business Administration degree in real estate finance and marketing.
His application also says, “Experienced hotelier owning over 10 hotels in Manatee County including Bali Hai Beach Resort and Spa (in Holmes Beach), Anna Maria Beach Resort (in Holmes Beach) and Seaside beach resort (in Bradenton Beach).”
Kaleta’s application states he’s the “Owner of largest hotel in Manatee County on a barrier island – 106 rooms on Bridge Street.”
The Bridge Street hotel Kaleta referenced on his application is not built yet, nor does he own all the properties to be utilized for the proposed hotel development project.
In December 2022, architect Shaun Luttrell submitted the hotel-related major development permit application that listed Kaleta and Bradenton Beach business owner Jake Spooner as the hotel project property owners.
According to the Manatee County Property Appraisers office, Kaleta-affiliated LLCs own three of the eight properties to be utilized for the hotel. An LLC associated with Firkins Nissan owns one of the properties and a Spooner-affiliated LLC owns four of the parcels needed to construct the U-shaped resort structure as planned.
In December 2023, the Bradenton Beach Commission unanimously approved the 106-room resort that includes a 60-seat restaurant, 5,396 square feet of retail space and 154 on-site parking spaces.
Last week, on Jan. 16, City Attorney Ricinda Perry told Bradenton Beach Community Redevelopment Agency (CRA) members that Kaleta and Spooner hope to begin the hotel construction project by late summer. The Bradenton Beach CRA includes Mayor John Chappie and all four Bradenton Beach commissioners.
Kaleta’s TDC application notes he owns five restaurants, including Beach Bistro in Holmes Beach. It also notes he owns the Bradenton Beach Marina (also known as The Boat Yard) and a mobile home park – the Pines Trailer Park in Bradenton Beach. On Jan. 24, eviction notices were discovered taped to the doors of those unoccupied, hurricane-damaged mobile homes. The eviction letters were also sent to the mobile home owners by certified mail.
Public input
The TDC applications are included in the agenda for Tuesday’s meetings and are available to the public here. Click on agenda item 50 to view the applications.
Tuesday’s county commission meeting will be livestreamed and can be viewed here.
The TDC appointments are subject to public input and can be given during Tuesday’s meeting in person or by telephone using Zoom teleconferencing. To provide public comment by phone, call 1-888-788-0099 or 1-877-853-5247 and enter the meeting ID 89626986421, followed by the # symbol.
BRADENTON BEACH – The third of four buildings has come down to clear the way for a 106-room resort hotel/restaurant/retail complex at the corner of Bridge Street and Gulf Drive South.
On Jan. 26, demolition began on the building at 105 Bridge St., formerly the site of the Magnolia Inn. The preservation of the building, which dates back to 1935, was championed by residents Sue Longacre and Chris Johnson, but city officials responded that the building was not protected.
On Dec. 7, developer Shawn Kaleta and hotel co-applicant, former Bradenton Beach Commissioner Jacob Spooner, received city commission approval for the hotel, which will include a 60-seat restaurant, 5,396 square feet of retail space and 154 on-site parking spaces. The project is situated on 1.61 acres and is located at 101, 105 and 117 Bridge St. and 106, 108, 110 and 112 Third St. S.
The demolition permit for 105 Bridge St., which was issued by the city on Jan. 22, lists the owner of the property as Bridge Street Resort LLC.
On Dec. 11, a permitted demolition began on 129 Gulf Drive S., the location of the former Joe’s Eats N Sweets. On Jan. 13, 101 Bridge St., built in 1925 and formerly the Freckled Fin, was demolished. Bradenton Beach permit technician Annabre Veal said on Dec. 27 that a demolition permit application for the Fudge Factory, 117 Bridge St., built in 1955, has been submitted.
BRADENTON BEACH – Demolition began Saturday on 101 Bridge St., the second of four buildings slated to be torn down to make way for a 106-room resort hotel/restaurant/retail project.
Developer Shawn Kaleta and hotel co-applicant, former Bradenton Beach Commissioner Jake Spooner, received city commission approval on Dec. 7 to build the project on the corner of Bridge Street and Gulf Drive South. In addition to the hotel rooms, a 60-seat restaurant and 5,396 square feet of retail space is planned, with 154 on-site parking spaces.
The hotel property is sited on 1.61 acres and located at 101, 105 and 117 Bridge St. and 106, 108, 110 and 112 Third St. S.
The 101 Bridge St. building, formerly the Freckled Fin, was built in 1925. It is listed on the demolition permit application as a mixed-use commercial property with two living units and one commercial property.
Kaleta is named as the property owner on the application.
On Dec. 11, the permitted demolition began at 129 Gulf Drive S., the location of the former Joe’s Eats N Sweets.
In a Dec. 27 email to The Sun from Bradenton Beach permit technician Annabre Veal, demolition permit applications for 105 and 117 Bridge St. had been submitted but were missing some information.
The former Magnolia Inn at 105 Bridge St. dates back to 1935. 117 Bridge St. houses the Fudge Factory.
BRADENTON BEACH – Shortly after the Dec. 7 city commission approval of a 106-room resort hotel/restaurant/retail complex on the corner of Bridge Street and Gulf Drive South, demolition began on the first building on the site.
On Dec. 11, a permitted demolition began on 129 Gulf Drive S., the location of the former Joe’s Eats N Sweets.
The property that the hotel will be built on is co-owned by local developer Shawn Kaleta and Bradenton Beach commissioner and businessman Jacob Spooner. It is sited on 1.61 acres and located at 101, 105 and 117 Bridge St. and 106, 108, 110 and 112 Third St. S.
In a Dec. 27 email to The Sun from Bradenton Beach permit technician Annabre Veal, the permit application for demolition of 101 Bridge St. is complete and demolition permit applications for 105 and 117 Bridge St. have also been submitted.
The proposed scope of the work at 101 Bridge St. is “Demo and remove entire structure (Mixed use comm/res, 2 living units, 1 comm building),” according to the permit applied for by Kaleta.
Several local residents who are critics of the hotel project have expressed concern about the historical background and environmental concerns surrounding the three remaining buildings on the proposed hotel site, and they have reached out to city officials with their findings.
The building at 105 Bridge St. is slated for demolition. – Leslie Lake | Sun
A Dec. 15 letter signed by Christine Johnson and Sue Longacre and addressed to Mayor John Chappie, City Attorney Ricinda Perry and City Clerk Terri Sanclemente was hand-delivered to city hall by Johnson.
“Residents of Bradenton Beach have uncovered historical elements located in the Florida Master Site File for situs addresses within the planned development, Bridge Street Resort, in Bradenton Beach, Florida,” the letter states in part.
The letter lists the three addresses from the Master Site File as:
• “Magnolia Apartments, 105 Bridge Street, Bradenton Beach, Florida; dated 1935; Florida Master Site File: Condition- ‘Fair;’ appears to meet qualifications for National Listing Individually and as Part of a District;
• Maestro’s Italian Restaurant; 101 Bridge Street, Bradenton Beach, Florida; dated 1925; Florida Master Site File; Condition ‘Good;’ appears to meet qualifications for National Listing Individually and as Part of a District;
• Bridge Street Bazaar; 117 Bridge Street, Bradenton Beach, Florida; dated 1955; Florida Master Site File; Condition ‘Good;’ appears to meet qualifications for National Listing Individually and as Part of a District.”
“Documents supporting relevant findings will be attached to this letter and residents believe it is necessary to present these findings to the City Commission and the City Attorney to preserve the historical elements of Bradenton Beach.”
Former Building Official Steve Gilbert said that the listing in the Master Site file does not prevent building owners from demolition.
“I’m not aware of any structures in Bradenton Beach that might be listed on the state or federal registry,” Gilbert wrote in a Dec. 13 email to The Sun two days before he retired. “Even so, being listed does not preclude an owner from renovations, or demolition and rebuild. The purpose of the program is to encourage owners to ‘save’ older buildings, but there are no regulations through state or local ordinances to prohibit what is proposed.”
In an April 24, 2013 story in the Anna Maria Island Sun, reporter Cindy Lane described the renovation at Magnolia as follows:
“While preserving the two-story exterior, in keeping with the Island’s low-rise appeal, Bill Herlihy has replaced almost everything inside the Island Time Inn, 105 Bridge St., formerly the Magnolia Inn, which he said dates back to 1935.
Tile floors, beadboard cabinets, granite countertops, flat-screen TVs, textured walls, light fixtures, kitchen appliances, bathroom fixtures and comfortable furniture are all new.
But he saved a few things for history buffs, too – an old stained glass window in one unit, original wood ceilings in another, and even some of the original exterior of the building incorporated as interior walls.”
BRADENTON BEACH – An ethics complaint filed against Commissioner Jake Spooner has been dismissed.
The complaint, filed with the Florida Commission on Ethics by Bradenton Beach resident Sue Longacre on Sept. 1, alleges that Spooner, a co-owner in the recently approved Bridge Street hotel/restaurant/retail project, had a conflict of interest as a Bradenton Beach commissioner.
“I feel that there is a conflict of interest with Mr. Spooner remaining in the Bradenton Beach public office since Mr. Spooner owns so much commercial and residential property in Bradenton Beach,” Longacre’s complaint reads in part. “The proposed hotel on Bridge Street is within his jurisdiction and currently being considered for more development.”
Spooner recused himself from all hearings related to the hotel project. He is a co-applicant for the project with local developer Shawn Kaleta but was not present at any of the Planning and Zoning Board or City Commission hearings related to the project.
“I do not feel Mr. Spooner recusing himself on any development he owns or is co-owner with (Kaleta) are fair and reasonable actions,” the complaint continues.
Longacre wrote that she opposes Spooner remaining in office.
The city commission unanimously approved the hotel project on Dec. 7.
In a public report and order dismissing the complaint dated Dec. 6, the State of Florida Commission on Ethics cited the following from Florida Statute 112.3143 (3)(a): “No county, municipal or other local public officer shall vote in an official capacity upon any measure which would inure to his or her special private gain or loss.”
“The complaint fails to indicate a possible violation (of that section),” the commission wrote. “To indicate a possible violation of the statute, a complaint must allege, in a factual, substantive, nonconclusory manner, that a respondent voted on a matter that would inure to his or her special private gain or loss. There are not allegations in the complaint the Respondent (Spooner) voted on any matter pertaining to his company’s properties or that any matter pertaining to the Respondent’s company’s properties has come before the city commission for analysis or approval.”
The complaint was dismissed for “failure to constitute a legally sufficient complaint with the issuance of this public report.”
Spooner had no comment regarding the dismissal.
In Spooner’s 2022 statement of financial interests, he lists ownership in these Bradenton Beach properties: 302 23rd St. N., 300 23rd St. N., 2301 Ave. B, 108 Third St. S., 110 Third St. S., 112 Third St. S., 112 Third St. S., 117 Bridge St., 115 Bridge St. and 102 Bridge St.
BRADENTON BEACH – The proposed hotel/restaurant/retail project on Bridge Street is a go, with 106 rooms, a 60-seat restaurant, 5,396 square feet of retail space and 154 on-site parking spaces.
At the end of a four-hour city commission public hearing on Thursday night in which revisions to parking and hotel design were presented, commissioners voted unanimously to approve the project.
Following a Nov. 13 recommendation by the city Planning and Zoning Board, the Dec. 7 hearing was the second public hearing at which commissioners considered three items: A major development consisting of a resort hotel, restaurant, retail space and parking; recommendations from the Planning and Zoning Board; and the second reading of Ordinance 23-552 establishing a Planned Development Overlay District.
“I want to tell the commission that this is a dream of mine,” co-applicant Shawn Kaleta said at the hearing. “We care deeply about the Island. This will be an aesthetically pleasing high-end luxury resort.”
Kaleta and his co-applicant, Jacob Spooner, were represented by attorney Stephen Thompson of Najmy Thompson, architect Shaun Luttrell, planner Susan Swift and traffic engineer Jay Calhoun. Spooner is a Bradenton Beach City Commissioner and recused himself from the hearings.
DESIGN CHANGES
At their first public hearing on Nov. 16, commissioners expressed concern about the design of the hotel, specifically a lack of balconies and covered pedestrian areas, along with a shortage of parking. The applicants’ team came prepared on Dec. 7 with a number of changes to the design.
“At the last hearing your comments were heard loud and clear,” Luttrell said.
Luttrell’s new plans consisted of the addition of an 8-foot covered walkway, bike racks, balconies and additional on-site parking with 38 dedicated spots for a lift system. The parking lift elevates a vehicle hydraulically on a platform, creating space for another vehicle to park underneath. Valets will park vehicles on the lifts.
“With the lift system, this brings us up to 154 spots, which is 10% above what is required,” Luttrell said. The previous parking plan had 99 designated parking spaces.
In a Dec. 5 email to City Planner Luis Serna from Luttrell, the following stipulations were proposed by the applicants in response to commission concerns from the Nov. 16 hearing:
• “Gulf Drive Setback – We will abide by the 15-foot building from the property line along Gulf Drive setback in lieu of the previously proposed 10-foot and 20-foot staggered building setbacks;
• Bridge Street Pedestrian Experience – Feedback was well received and we will pursue a covered walkway at the ground level to allow a more pedestrian-friendly experience, free from the elements. This will still allow pedestrians along Bridge Street to utilize the private property of the hotel to access the shops along Bridge Street;
• Bridge Street Activity/Engagement – Again, feedback from the commissioners was impactful. Accordingly, we will pursue a series of balconies at all guest suites to improve the social interaction between the hotel rooms and Bridge Street.”
Commissioner Jan Vosburgh asked about the timeline for the project.
“The sooner the better,” Kaleta said. “I have my demo crews mobilized.”
Demolition on Joe’s Eats and Sweets on Gulf Drive began on Monday.
PROJECT SIZE CONCERNS
Commissioner Ralph Cole expressed concern about the Land Development Code and city Comprehensive Plan that state that 18 units per acre are allowable. The 106-unit hotel will be on 1.61 acres. He also expressed concern and questioned whether the rooftop pool area would boost the building into four stories, in excess of the allowable three stories.
“I want to approve this, but I want to make sure I’m not changing the face of Bradenton Beach,” Cole said.
Swift and city staff addressed Cole’s concerns.
“I think the confusion is because the city’s code uses many terms for different kinds of units in the Bridge Street overlay,” Swift said. “Your code is challenging. It specifically says commercial uses, allowable uses – this is on Bridge Street – equal hotel, motel, bar, restaurant, retail etc. So I think what’s causing the confusion of the 18 units per acre, that is not the right measure. That talks about timesharing, Airbnb, those kinds of units which are more residentially designed so that is why they used 18 units per acre. This is a hotel, an integrated building, not with separate entrances. They’re not residential units that are being used for renting.”
As commercial buildings are measured by floor area ratio, Swift said the hotel project is well within those guidelines.
Building official Steve Gilbert cited the Florida Building Code, which confirmed that a rooftop-level pool deck is not considered a fourth story.
Kaleta said that he owns 12 lots on the property that could be built with 10 units each with a total of 240 bedrooms.
“That is substantial density,” Kaleta said. “We have eliminated roughly 150 units (with the hotel).”
“We understand what could be there,” Mayor John Chappie said.
Hotel project co-applicant Shawn Kaleta addresses the city commission at the Dec. 7 hearing on his hotel/restaurant/retail project. – Leslie Lake | Sun
While there was no public comment session during the second hearing, Bob Bolus, a Bradenton Beach property owner who has been a vocal opponent of the hotel, stood up during the meeting and told commissioners the hotel is a mistake.
Chappie told Bolus he was out of order and two police officers stepped forward. Bolus left the meeting without further incident.
“This is going to court,” Bolus said following the hearing, adding that he plans to file a lawsuit to stop the project.
Prior to the commission vote, Thompson addressed commissioners.
“We’re going to meet all of your parking requirements,” he said. “You have a rare opportunity for a quality project on Bradenton Beach.”
Thompson urged the commission to make a decision.
“We need an answer. We need a decision,” he said.
Kaleta also addressed the commission prior to the vote.
“I’m here to get an answer,” he said. “I have to make a business decision in a timely manner. We’re coming into season and I have to remove one building. I can’t do that until there is a commission approval or denial.”
Demolition on the former Joe’s Eats and Sweets building began Dec. 11. – Leslie Lake | Sun
Commissioners Cole, Vosburgh and Chappie, along with Commissioner Marilyn Maro voted unanimously to approve the project. Maro, who has been absent with excuse from the commission meetings since January, voted by telephone.
One stipulation of approval is that applicants will split 50/50 any cost associated with any litigation the city may incur related to the approval of the project. Also, the city would be held harmless for any damage caused by the lifts in the parking garage.
The commission also adopted two recommended stipulations for the Planning and Zoning Board – the hotel will have blackout curtains and educational information about sea turtles and the prevention of ambient lighting from rooms facing the beach, and the applicants shall provide an easement to the trash receptacles serving the Daiquiri Deck property at 107 Bridge St. and grant an easement for the use of the hotel’s dumpsters.
BRADENTON BEACH – The Planning and Zoning Board unexpectedly reversed its decision to close the public comment session at its second public hearing on a 106-room hotel/restaurant/retail project on Bridge Street.
An announcement was made at the first hearing on Nov. 1 that when public comment was closed at the end of that meeting, it would remain closed at the Nov. 13 hearing, a continuation of that meeting.
Robert Lincoln, Sarasota-based special counsel to the Planning and Zoning Board, began the Nov. 13 hearing with the announcement that public comment remained closed.
“The public input, citizen portion of the hearing is closed. And there will not be further public participation or input related to the rebuttal or the other information that’s going forward. There will be an opportunity to address the board’s recommendations when the matter goes before the city commission.”
But board member John Burns asked Lincoln, “Should the board and the chair wish to have public comment reopened or is it not allowed by statute, rule or case law?”
“You have the option by a vote of the board to amend your procedures to accept additional public comment,” Lincoln said. “I would suggest that if you do so, you create an issue; following the public comment would have to have another round of rebuttal from the staff and the applicant to address the citizens’ comments.”
Lincoln added that under the board’s established procedures, additional public comment would not be heard.
“If it’s the will of the board it can be reopened?” Burns asked. “You’re referring to our established procedural rules. It would be up to us to reopen it if we wish and then follow your recommendations if we do allow public comment one more time based on the additional information we haven’t seen yet, we could do that, we would offer the applicant time for rebuttal.”
Public comment was reopened shortly over an hour after the beginning of the 6.5-hour hearing.
BRADENTON BEACH – It’s all in the hands of city commissioners now.
Following a unanimous recommendation for approval from the city Planning and Zoning Board, the future of a 106-room hotel/restaurant/retail project on Bridge Street and Gulf Drive will be decided by the city commission.
The application for the yet-unnamed Bridge Street hotel project includes the hotel, a 60-seat restaurant, 2,485 square feet of retail and 99 on-site parking spaces. Property owners Shawn Kaleta, a local developer, and Jacob Spooner, business owner and Bradenton Beach city commissioner, made the application on Dec. 2, 2022.
After a 6.5-hour public hearing on Nov. 13, P&Z board members John Burns, Fred Bartizal, Ken McDonough, Dan Morhaus and Bill Morrow voted in favor of two separate motions, with conditions attached to their approval. One motion approved the establishment of a Planned Development Overlay District in the C-1 and C-2 district and the second approved the Major Development Plan Application.
The following conditions were recommended for both motions:
City commission approval of the major development plan/site plan accompanying the application;
Development of the property shall be consistent with the major development plan;
Consensus by the commission that the use of the hotel top deck is limited to hotel staff and guests and will not offer food or beverage service;
Consensus by the commission that live entertainment, food and beverages would only be allowed or permitted through a special event permit, approved by the city commission;
Guest drop-off, check-in and check-out shall be accommodated within the first level of the parking garage;
Applicant shall demonstrate to the satisfaction of the building official that the loading area can accommodate deliveries from a semi-trailer in order to receive a building permit;
Applicant cannot use any parking spaces wholly or partially on public rights of way to meet parking requirements;
To the extent that the applicant cannot accommodate or seeks to reduce the number of parking spaces, the applicant shall use the special use permit process;
The applicant shall provide landscaping and physical barriers to the existing landscape easement along Gulf Drive.
City staff had also recommended that the hotel be furnished with blackout curtains and educational materials about the protection of sea turtles and prevention of lighting from rooms facing the beach and that the applicants provide an easement for access to the trash receptacles at Daiquiri Deck at 107 Bridge St.
Density vs. Floor area ratio
A disagreement between land use experts on allowable criteria – density versus floor area ratio – for the hotel was put to rest from the city’s perspective by City Planner Luis Serna.
Misty Servia, former Manatee County commissioner and a certified land use planner with 34 years of experience, said on Nov. 1 that the city’s comprehensive plan limits hotel density to just 18 units per acre.
Servia read from the City’s Comprehensive Plan.
“This policy states that hotel/motel/transient units are limited to 18 units per gross acre,” Servia said. “That’s very important because that’s also transcribed in your zoning and Land Development Code. The Comp Plan cannot be modified with the PUD zoning, and your comp plan limits the density to 18 hotel units per acre.”
The proposed 106-room project on 1.61 acres is clearly inconsistent with the comprehensive plan, she said.
“The number of units should be decreased to 28 hotel rooms,” Servia said.
Susan Swift, AICE certified planner, representing the project applicants, disputed Servia’s claim that 18 units per acre applies to hotels.
“That density is meant for residential,” Swift said. “We don’t use units per acre, we use Floor Area Ratio for commercial use.”
Serna said that because the hotel is commercial, the floor area ratio standard applies.
“It is my opinion that the application as proposed is within the PD (planned development) guidelines of the code and the comp plan specifically with regard to density,” Serna said. “As a PD, they can request more density.”
Serna noted the city has taken that position with other planned developments approved recently.
“There’s language in the comp plan that states a hotel is commercial and therefore is subject to floor area ratio rather than density,” Serna said. “Based on that, it’s our opinion they can proceed with the requested density as part of the PD.”
Morhaus questioned the guidelines in the comprehensive plan that allow for just 18 units per acre.
“They can vary setbacks as part of a planned development and density is part of that,” Serna said. “They amend or present their own standards of development and that’s what the PD drawings are for. It’ll be to approve this specific plan of development. That’s within the bounds of the comp plan and the code.”
Applicant rebuttal
The applicants were represented by Bradenton land use attorney Stephen Thompson of the Najmy-Thompson law firm, architect Shaun Luttrell, traffic engineer Jay Calhoun and Swift.
Luttrell presented a Nov. 9 memorandum summarizing the applicant’s response to planning and zoning concerns and questions from the Nov. 1 meeting.
In that memorandum, Luttrell proposed that 17 parking spaces along Third Street be counted toward the off-street parking tabulation, offered free public parking in nine of the 17 parking spots with direct access from Third Street and offered that the applicant open the hotel parking lot to the public as paid valet parking.
In the parking tabulation, there were 140 parking spaces required for the hotel, open-air restaurant, putt-putt golf and retail. Applicants requested a 29.1% parking exception, lowering the number of provided spots to 99. Luttrell also said that in an attempt to limit the number of hotel guests with cars, a credit voucher toward local retail will be provided to those who use rideshare services or taxi to and from the airport.
Board members expressed concerns about parking, particularly the use of public spaces on Third Street and hotel check-in spaces on Bridge Street, noise from the rooftop deck, traffic and delivery and garbage truck clearances.
A public hearing in front of the city commission on the hotel project is scheduled on Thursday, Dec. 7 at 6 p.m. at the Katie Pierola Commission Chambers, 107 Gulf Drive.
BRADENTON BEACH – A 6.5-hour city commission public hearing on Nov. 16 for a proposed hotel/restaurant/retail project on Bridge Street and Gulf Drive led to warnings that something more impactful could be built if it is not approved.
Commissioner Ralph Cole suggested a reduction in the proposed 106 hotel rooms to alleviate parking issues. The applicants’ representatives pushed back.
The applicants’ Bradenton attorney, Stephen Thompson, said his clients are close to their breaking point on numbers, and architect Shaun Luttrell indicated the alternative to the hotel project for the applicants could be a mixed-use building on Bridge Street and multi-unit rental properties along Third Street South.
The application for the hotel, a 60-seat restaurant, 2,485 square feet of retail and 99 on-site parking spaces was made by property owners Shawn Kaleta, a local developer, and Jacob Spooner, a Bradenton Beach commissioner.
The applicants are proposing a 106-room hotel along Bridge Street. – City of Bradenton Beach | Submitted
Three of the five commission members, Mayor John Chappie and Commissioners Jan Vosburgh and Cole, were present at the Nov. 16 hearing. Spooner recused himself from the meeting. Commissioner Marilyn Maro has been absent with excuse since January but was present by telephone for part of the hearing.
Cole expressed concerns about parking for the hotel.
Commissioner Jan Vosburgh, Mayor John Chappie and Commissioner Ralph Cole hear testimony at the Nov. 16 public hearing on the proposed hotel. – Leslie Lake | Sun
City Attorney Ricinda Perry responded by saying the applicants have the option to develop the property as is if the project is not approved.
“Am I correct that you produced images today showing you would build a ton of differently-owned rental properties on Third Street South and then a mixed-use development on Bridge Street?” Perry asked Luttrell.
“That’s correct,” Luttrell said.
Luttrell said each of those rental properties would have six units per house with parking spots underneath them.
“Can you testify or Mr. Thompson testify as to what this commission has to consider? There are essentially three things asked for in this development that do not adhere to the current strict zoning that you could build those, I’ll use your term, ‘party house row,’ ” Perry said. “They’re asking for a reduction in parking, they’re asking for a reduction in one of the setbacks and asking for 106 hotel units.”
“If the commission does not agree to give something under the planned development that looks like what has been asked for is there a point which the applicant does not find this financially feasible and would just go to the straight rezone, I mean to the straight current zoning and build what they’re entitled to?” Perry asked Luttrell.
“I’m sure there is a point within those numbers where they would stop the project and pursue a different avenue,” Luttrell said, adding that he didn’t know what that number is.
Luttrell asked if there were issues besides parking that needed to be addressed.
Chappie said he didn’t like the design of the hotel.
“Personally, I don’t like the look of it,” Chappie said. “I like the hotel idea in commercial, I like that idea a lot, similar to what’s across the street.”
“We’ll take everything into consideration and see if we can massage this plan a little bit to get closer to what you’re looking for,” Luttrell said.
Thompson said the applicants had made a number of concessions up to that point.
“We didn’t start at this number,” Thompson said. “We were a lot higher than this number. We’re almost at the breaking point, I’m being honest with you. One of our clients is more than happy to do the vacation rentals.”
“We want to continue with this, but then the issue is, ok, what is the number?” Thompson said, adding that his team will come back with a proposal in advance of the next meeting.
“I’m hopeful we can come to the right number,” Chappie said. “I do have the same fear of party houses.”
Commission vote
“You’ve been given over six hours of information and handouts,” Perry said. “It’s fair to say you need some time to think about things and there’s nothing to say when we come back on Dec. 7 that you can’t get into a substantive discussion.”
“We’re just not there yet,” Chappie said. “I think we can work something out here, I really do, the alternative – I don’t like at all.”
Chappie questioned the effect that the approval of the first reading of the ordinance would have on the ongoing discussion.
Building Official Steve Gilbert clarified.
“You have a first reading that’s been advertised,” he said. “That reading does not set a development order in place nor does it fully authorize a PD back later. I think you can clear your first reading of the proposed ordinance tonight, continue the hearing – I’m not calling it a public hearing, but it’s still an open hearing because we’ve taken public comment already – until the Dec. 7 meeting at which time then you would conclude the hearing and contemplate the second reading of the ordinance.”
“The ordinance just says it allows for a plan, and what we’re currently in the process of doing is determining what that plan is,” Perry said. “Before the second reading and adoption of this ordinance, there must be a plan figured out.”
“If you cannot come to an agreement and if you cannot establish a plan at the December meeting, everything goes away and we start over,” Gilbert said.
“This just keeps us talking, all at the table to see where we end up,” Chappie said.
Vosburgh made the motion to approve the first reading, and to set the second hearing, seconded by Cole. The motion passed unanimously 3-0. Maro was no longer on the call for the vote.
Based on the city charter, which calls for an affirmative supra majority vote by four of the five commissioners, the question remains as to whether the standing commission has the ability to approve the project.
Public comment
During the public comment portion of the Nov. 16 hearing, Seminole-based attorney David Blum, representing six project opponents, said, “As far as the conditions on this plan, if you all adopt the conditions along with the plan and don’t deny, you all are setting yourselves up for a lot of litigation, not from me, but you’re setting yourself up. There’s a part about special events applications that allows you to serve alcohol, which turns it into a commercial space. It gives you the ability to do away with the noise ordinance. So rock on.”
Prior to participating in public comment, speakers are sworn in at the Nov. 16 public hearing on the proposed hotel. – Leslie Lake | Sun
In a departure from the two Planning and Zoning hearings, in which a majority of speakers were in opposition to the project, nearly half the 20 speakers at the Nov. 16 commission hearing spoke in favor of the hotel. At least five of those were employees of businesses in which Kaleta has ownership interests – specifically Prime Vacations and Salt Bar & Table Restaurant.
The Thursday, Dec. 7 hearing will be held at 6 p.m. at the Katie Pierola Commission Chambers, 107 Gulf Drive N.
BRADENTON BEACH – A long-awaited public hearing by the Planning and Zoning Board on a proposed 106-room hotel at the intersection of Bridge Street and Gulf Drive South brought an overflow crowd to city hall, many of whom were opposed to the hotel project.
At the Nov. 1 meeting, WMFR Fire Marshal Rodney Kwiatkowski ensured the room’s 51-person capacity was adhered to. Audio of the meeting was streamed outside for those who were not allowed to enter due to over-capacity.
Some public hearing attendees stood outside city hall and listened to the hearing through an outdoor speaker because the commission chambers were full. – Joe Hendricks | Sun
The Land Development Code application for the yet-unnamed Bridge Street hotel project includes the hotel, a 60-seat restaurant, 2,485 square feet of retail and 99 on-site parking spaces. Property owners Shawn Kaleta, a local developer, and Jacob Spooner, business owner and Bradenton Beach city commissioner, made the application on Dec. 2, 2022.
This architectural drawing included in the planning board meeting packet refers to the proposed resort hotel as ‘The Bridge Hotel.’ – City of Bradenton Beach | Submitted
The 4.5-hour meeting consisted of city staff recommendations, public comments and a presentation by applicant’s representatives.
No resolution was reached, leading to a continuation of the discussion scheduled on Monday, Nov. 13 at 10 a.m.
“We are meeting today for a public hearing to consider a major development consisting of a resort hotel, retail space, and parking, along with an ordinance by the City of Bradenton Beach amending the zoning atlas of the city of Bradenton Beach, for 1.61 acres, more or less, of real property located at 101, 105 and 117 Bridge Street, and 106, 108, 110 and 112 Third Street South, establishing a Planned Development Overlay District within the C-1 and C-2 zoning districts, providing for findings and providing for an effective date,” P&Z Chair Bill Morrow said at the start of the Nov. 1 meeting.
Planning and Zoning Board members Fred Bartizal, John Burns, Bill Morrow and Dan Morhaus reviewed the proposed hotel plans. – Joe Hendricks | Sun
Planning and Zoning Board members were asked to confirm that they had no ex-parte communications concerning the project and that they had no conflicts of interest, financial or otherwise, in the hotel project. Board members Morrow, Fred Bartizal, John Burns and Dan Morhaus replied that they did not. Ken McDonough was absent with excuse from the meeting.
“There are two matters to be voted on,” attorney Robert Lincoln said, representing the Planning and Zoning Board in the quasi-judicial hearing. “One will be the question of the proposed major development, the site plan, and it has to meet the enumerated criteria, I think it’s section 407 or 410 of the code. The other question before you today is whether or not to approve the planned development overlay rezoning. That involves a separate vote and motions, and a separate, different criteria. You have to apply the competent substantial evidence you hear today to the extent you hear it, to the various criteria.”
“The interpretation of the code, the legal questions, are generally up to you,” Lincoln said to P&Z members. “In interpreting the code, you can take the advice of your city planners.”
The vacant former Freckled Fin property and the vacant former Joe’s Eats & Sweets property are part of the applicants’ planned development overlay district rezoning request. – Joe Hendricks | SunShawn Kaleta’s Bridge Street Resort LLC owns the Island Time Inn on Bridge Street that would be demolished to make room for the new hotel. – Joe Hendricks | Sun
The Planning and Zoning Board is a recommending body that will either recommend city commission approval or denial of the proposed hotel project. The city commission has its own public hearings scheduled on Thursday, Nov. 16 at noon and on Thursday, Dec. 7 at 6 p.m.
City planner recommends approval, with conditions
City planner Luis Serna AICP presented the staff report.
“I will just summarize the important parts (of my report),” Serna said. “To summarize the project, the parcels total approximately 1.6 acres. They’re located in a mixed-use Bridge Street Commercial Land Use category and the Bridge Street Community Redevelopment Agency (CRA) district. The parcels currently contain commercial uses, including a hotel, two restaurants, previously developed vacant land and attached single-family dwellings… The applicants are proposing to develop this under the PD (planned development) regulations which are intended to provide flexible zoning overlays with the submission of a custom plan of development for the site.”
Bradenton Beach Building Official Steve Gilbert, left, and City Planner Luis Serna, right, recommend approval of the proposed hotel project. – Joe Hendricks | Sun
Serna read from his Oct. 25, 2023, memorandum to the Planning and Zoning Board in which he cited the applicable land development code requirements: Sect. 211.4, Criteria for Zoning Map Amendments; Section 307.13, PD Overlay District and Section 410.7, Review of Major Development Plans.
In reading a section that provides for the review criteria for major developments, Serna said, “The project currently proposed 17 parking spaces that partially encroach into the right of way of Third Street South. This parking encroachment is similar to existing parking encroachments that occur along Bridge Street. This issue may be addressed as a component of the proposed PD review.
“The use will not cause substantial injury to the character of the area, and the value of the other property in the neighborhood, if subject to the conditions recommended below,” he said.
The proposed resort hotel plans include a rooftop deck and swimming pool. – City of Bradenton Beach | Submitted
Those conditions are that the hotel will be furnished with blackout curtains and education about the protection of sea turtles and prevention of ambient lighting from rooms facing the beach, and the applicants will provide an easement for access to the trash receptacles at Daiquiri Deck at 107 Bridge St.
“There is some encroachment into parking spaces on the right of way,” Serna said. “That could be handled as a part of the planned development process.”
Following Serna’s presentation, P&Z members drilled down on parking, potential overload of water volume and usage, traffic impacts and turtle lighting.
“There were two or three different times you said you were in agreement but requested additional information on some critical items to make a decision,” Morhaus said to Serna. “How can we evaluate this without the responses?”
Planning and Zoning Board member Dan Morhaus is concerned about the applicants’ request to reduce the project’s total parking requirements. – Joe Hendricks | Sun
“That’s regarding concurrency management,” Serna said. “We have not received any information on that. Perhaps the applicant can address that.”
Serna said the applicants did provide reports on water and sewer usage as well as traffic impacts, and he is requesting additional information about adequate fire flow.
“If you had 106 rooms with toilets, will our sewage system be able to handle that?” Morhaus asked.
“We would have to have evidence from county utility companies,” Serna said.
Morrow expressed concern about the hotel lighting and its impact on sea turtles.
“The plans that were submitted were sea-turtle friendly fixtures with amber bulbs,” Building Official Steve Gilbert said.
“How many parking spaces are required for a 106-room hotel?” Burns asked Serna. “According to the attorney (Lincoln), we’re looking at a major development. We can’t look at PD until we’re done with deciding which way we’re going with the major development and then they’re asking for a rezone to the PD.”
“While you look at major development plan, you’re looking at what’s proposed,” Lincoln said. “They’re allowed to ask for relief.”
Lincoln referred to the process as a “chicken and egg thing.”
“They go together,” he said. “Rezoning is contingent on the site plan. The site plan is the basis for asking for relief on the PD.”
“We can’t see the degree of relief that is being asked for,” Burns said. “If we’re going to let them ask for it, we may as well know how much. We have a hotel of 106 rooms, how many spaces are required?”
“One space per unit and an additional 10%,” Gilbert said. “That’s 117 spaces and 15 for the restaurant.”
Serna said 133 total spaces are required, and the applicants are proposing 99 spaces.
Planning and Zoning Board member John Burns wants to know exactly how many hotel parking spaces the applicants propose and how many parking spaces the city’s land development code could require. – Joe Hendricks | Sun
Burns asked if that includes staff.
“Right now, we’re looking at 117 for the hotel for patrons and staff,” Burns said. “Now we’re at 132? The restaurant is going to require staff.”
Serna said general standards for restaurants apply to patrons and staff.
“We would need to ask the applicant what the intended operation was to get a number,” Burns said. “We have no indication of how many retail units there are.”
“One space per 250 square foot gross floor area for retail,” Gilbert said.
“So, 2,450, we’re looking at 10 parking spaces?” Burns said.
“There’s 17 (spaces) on Third Street South,” Gilbert said. “There’s a number of existing spaces at the Daiquiri Deck that are shared. That is nine additional spaces and one or two handicapped spaces.”
It was noted that approximately two-thirds of each of those proposed 17 street-side parking spaces would be located on city-owned right of way.
The 17 proposed hotel parking spaces along Third Street South, shown at the bottom of this illustration, would be partially located on the city-owned right of way. – City of Bradenton Beach | Submitted
“This would be the utilization of city right of way,” Burns said. “This being the shared land use on both Third and Second (Bridge Street) where the property owners own a piece and the city owns a larger piece.”
“Those parking spaces, about two-thirds of each of those are owned by the city,” Burns said. “If those are removed, then we have a further reduction. The other issue is those parking spaces on Third have their access restricted to go through the hotel multi-use property. This is under the strict control of the facility, meaning the public has no access to public lands provided by the city. This is why I’m asking on the parking requirement.”
The parking report provided by the applicants is too vague for actual use, Burns said.
“When you add all these up, it comes up as more than 133. So, the applicant is asking for a reduction in parking? That issue concerns me,” Burns said.
“They’re talking about using shuttle services as a reason for reduction in parking,” he added. “We have taxpayer-supported parking spaces and we have taxpayer-supported conveyances that would be used for private enterprises.”
Morhaus suggested reducing the number of hotel rooms to meet the city’s parking requirements.
Public Comment
Seminole, Florida-based attorney David Blum and land planner Misty Servia were retained by Bradenton Beach property owners Bob Bolus and Christine Johnson, and hotel opponent Hunter Jensen. Servia said they also were representing the neighborhood surrounding the hotel. In a departure from the three-minute time limit to speak for individuals and five minutes for those representing others, Blum and Servia requested 30 minutes to address the board. They were granted 15 minutes.
During the hearing, attorney David Blum, left, represented Bradenton Beach condo owner and part-time resident Bob Bolus, right, and a group of citizens who oppose the proposed hotel. – Joe Hendricks | Sun
“The applicant in this situation is seeking rezoning of a PD district, but the staff has not advertised or analyzed rezoning, which is a quasi-judicial matter,” Blum said. “The staff report indicates the applicant is adding the PD overlay administratively, which goes against statute.”
Blum asked for public records, which he was told were voluminous and would be provided after the meeting, based on what he said were comments by Bradenton Beach City Attorney Ricinda Perry.
“The comment is improper for a city attorney in a quasi-judicial hearing,” Blum said. “We shouldn’t have these conversations outside this hearing.”
Blum presented a copy of a Facebook conversation in which Perry apparently “liked” a comment supporting the hotel project.
Attorney David Blum presented a copy of a Bridge Street hotel-related Facebook comment that City Attorney Ricinda “liked” with a thumbs-up emoji. – Joe Hendricks | SunOn Dec. 22, City Attorney Ricinda Perry posted this Facebook comment at the Island Ratz Unite Facebook page in response to other comments that were critical of the newly-proposed hotel project. – Facebook | Submitted
“There is no mention of rezoning in the notice,” Blum said. “The notice is defective which renders this proceeding subject to challenge.”
Servia, a former Manatee County commissioner and a certified land use planner with 34 years of experience, spoke next.
“I want to make sure Bradenton Beach does the right thing,” she said. “I want to make sure you follow your comprehensive plan and land development code. This redevelopment opportunity is a once-in-a-lifetime opportunity and I want everyone to come together and get it right.”
Certified land use planner Misty Servia said the city’s comprehensive plan limits hotel/motel/transient units to 18 units per gross acre. – Joe Hendricks | Sun
Servia read from the city’s comprehensive plan.
“This policy states that hotel/motel/transient units are limited to 18 units per gross acre,” Servia said. “That’s very important because that’s also transcribed in your zoning and land development code. The comp plan cannot be modified with the PUD zoning, and your comp plan limits the density to 18 hotel units per acre.”
The proposed hotel with 106 rooms on 1.61 acres is clearly inconsistent with the comprehensive plan, she said.
“The number of units should be decreased to 28 hotel rooms,” Servia said. “And the height or usable stories be reduced to three to comply with the comp plan.”
Servia also addressed what she said was a deficiency in parking for the hotel.
“The parking study was provided by the applicants because they can’t meet the minimum standard in your land development code,” she said.
After the meeting, Servia told The Sun that Bolus is prepared to file and fund a lawsuit if the project is approved by the city commission.
Twelve people spoke in opposition to the hotel project, many citing traffic and noise concerns. Two speakers, Jim Hassett and Drift In owner Derek Williams, spoke in favor of the hotel project.
On behalf of himself and other Capri Condo owners, Colorado-based architect Steve Steinbicker expressed the group’s opposition to the proposed hotel. The Bradenton Beach condo that he shares ownership of is advertised as an Airbnb vacation rental and is registered with the city as a vacation rental. – Joe Hendricks | SunLongtime Bradenton Beach resident Jim Hassett spoke in support of the proposed resort hotel. – Joe Hendricks | Sun
Additionally, 13 emails opposing the project were read into the record by Deputy City Clerk Christine Watson.
Applicant’s presentation
Stephen Thompson, a land attorney with the Najmy Thompson law firm, represented the project applicants. The presentation also included land planner Susan Swift, traffic engineer Nathan Poole and project manager and architect Shaun Luttrell.
Architect Shaun Luttrell and attorney Stephen Thompson represent property owners and project applicants Shawn Kaleta and Jake Spooner. Kaleta and Spooner did not attend the public hearing. – Joe Hendricks | Sun
“This may be the most important decision the city is going to be making about Bridge Street,” Thompson said. “I think the city has been planning for this type of development for many years.”
Planning and Zoning Board member Fred Bartizal posed questions about hotel access for delivery trucks and garbage trucks and the use of city-owned rights of way for hotel-affiliated parking spaces. – Joe Hendricks | Sun
The Bradenton Beach Community Redevelopment Agency, comp plan and land development codes identify Bridge Street as the commercial center, he said.
“We felt the city had laid the groundwork for this type of development, because all your plans really encourage this type of use,” Thompson said. “When you take this proposal and you match it against your CRA plan, this plan meets the goals of your plan.”
The Fudge Factory and Fish Hole miniature golf properties owned by Jake Spooner’s Bridge Street Bazaar Inc. are included in the hotel plans.- Joe Hendricks | Sun
Thompson said this is a superior plan and will set the standard for redevelopment in the Bridge Street area.
“We’re not asking for any special waivers on height,” Luttrell said. “We’re 29 feet above the design flood elevation. I hope I can put that concern to rest.”
In traffic and parking mitigation efforts, he said there will be shuttle service to and from the airport and a charge for onsite hotel parking to encourage the use of shuttle service.
Luttrell showed a slide showing parking spaces on Third Street South.
“I’m having an issue with the parking,” Morhaus said. “They’re asking for a variance and taking away 17 spaces from the city.”
Luttrell said an option would be to integrate parallel parking on Third Street.
“The fundamental issue appears to be parking,” Thompson said, suggesting that a revised parking plan be presented at the next meeting.
Poole said, based on a traffic study, the hotel will generate a car every two minutes.
“We’re not talking about a major traffic generator here,” Poole said.
Certified land use planner Susan Swift said the number of hotel rooms allowed should be based on the commercial development’s floor area ratio and not the 18 units per acre stated in the city’s comp plan. – Joe Hendricks | Sun
Swift, an AICE-certified planner, disputed Servia’s claim that 18 units per acre apply to hotels.
“That density is meant for residential,” Swift said. “We don’t use units per acre, we use Floor Area Ratio (FRA) for commercial use.”
Swift also explained that the rooftop pool area is not to be considered a fourth floor.
“The LDC explains that excludes open-to-the-air areas,” she said. “This project does meet the height requirements.”
The experts disagree
“She’s wrong,” Servia said about Swift’s comments following the meeting. “They are grasping at straws. The comp plan states there are 18 units allowed per acre. If it only went by FAR, there would be hotels springing up all over.”
“You can never waive the comp plan,” she said. “It’s the law.”
The Nov. 13 meeting will be open to the public, but, as it is a continuation of the Nov. 1 meeting where public comment was closed, there will be no opportunity for members of the public to speak.
(Sun reporter Joe Hendricks contributed to this story)
BRADENTON BEACH – In the first of what will be multiple public hearings about an application for a 106-unit resort hotel at the corner of Bridge Street and Gulf Drive, the city Planning and Zoning Board will conduct a hearing on Wednesday, Nov. 1 at 1 p.m. at City Hall.
In addition to the hotel, the proposed project includes a 60-seat restaurant, 2,485 square feet of retail space and 99 on-site parking spaces. The project area extends to Third Street South and would require zoning changes.
City Clerk Terri Sanclemente published notices for the Nov. 1 hearing as well as public hearings before the City Commission on Thursday, Nov. 16 at noon and Thursday, Dec. 7 at 6 p.m. All meetings will be held at City Hall, 107 Gulf Drive N.
According to the notices, the hearings will be held regarding an ordinance amending zoning for 1.61 acres at 101, 105 and 117 Bridge St. and 106, 108, 110 and 112 Third St. S., establishing a planned development overlay district within the C-1 and C-2 zoning districts.
City Building Official Steve Gilbert told The Sun in December 2022 that a proposed development carrying a major development designation must be reviewed by the city’s Planning and Zoning Board and then approved by the city commission. Gilbert said multiple land development code interpretations will be required and multiple land use issues will need to be addressed before the proposed development can be advertised for public hearings before the planning board and city commission.
The Land Development Code application for the project was made on Dec. 2, 2022 by property owners Shawn Kaleta and Jacob Spooner. Kaleta is a developer on Anna Maria Island. Spooner is a Bradenton Beach businessman and commercial property owner and a member of the Bradenton Beach City Commission and the city’s Community Redevelopment Agency. As a sitting city commissioner, Spooner would have to recuse himself from any commission discussions and votes related to the proposed hotel development.
With Commissioner Marilyn Maro absent with excuse for an extended period of time, and with Spooner’s recusal, that leaves only three City Commissioner members – Mayor John Chappie and Commissioners Ralph Cole and Jan Vosburgh – to consider the application.
According to Bradenton Beach Code of Ordinances Section 10, however, an affirmative “supra-majority vote,” (at least four out of five members) of the City Commission is required to approve any comprehensive plan amendment including map or text amendments, rezoning, special exception, variance or vacation of any city rights-of-way.
“Luis (City Planner Luis Serna) and I agree that a PUD (Planned Unit Development) process should include an ordinance to apply a PUD overlay on top of the zoning map,” Gilbert said. “As far as our understanding is concerned, the ordinance adopting that PUD overlay will require whatever supra-majority vote the city attorney deems appropriate.”
Any interested party may appear at the meetings and be heard. Copies of the proposed ordinance are on file at Bradenton Beach City Hall, 107 Gulf Drive N., and may be reviewed between 8 a.m. and 4 p.m. Mondays through Fridays, excluding holidays.
