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Pines homeowners caught off guard by closure

Pines homeowners caught off guard by closure

Written by Leslie Lake on . Posted in Bradenton Beach, Community News, Featured.

BRADENTON BEACH – In a community that Pines Trailer Park homeowners expected to be bustling with activity once again after receiving the city’s permission to repair their hurricane-damaged mobile homes, the 86-unit park now sits quietly following the ownership’s decision to shut the park down.

Pines Trailer Park mobile homeowners reacted to the Jan. 4 park closure notification from Pines Park Investors LLC, including those who bought there in 2024 based on what they said were assurances from the ownership that the park would remain in existence for five to 10 more years.

Two months before Hurricane Helene hit on Sept. 26, Cory Jackson purchased four mobile homes in the Pines. Those purchases were based in part on what he said were assurances by the owner and management that the park would not only remain in place for 10 years, but that improvements were planned in the coming years.

“I was told by Brien (Quinn, former park manager) and Shawn (Kaleta, Pines Park Investors LLC manager) that it would be 10 years before anything would happen and the intent was to add a pool by the clubhouse in a couple of years,” he said.

Jackson said he has approximately $650,000 invested in the four units.

“I’m just going to walk away,” he said. “It’s heartbreaking for everyone.”

Steve Jackson purchased a unit in July 2024 for $125,000 with the intention of renting it out for passive income in his retirement.

“I met Shawn the day I looked at the unit and he seemed to have some great plans for the park,” Jackson said. “It seemed like he was invested and had a clear vision and put me at ease.”

He said he was shocked to learn the park was being closed.

“I read some people may have the option to stay, I’d be willing to invest if it’s going to be a few more years,” he said.

The Jan. 4 letter does not make it clear what the plans are for the park, and states that one option that is being considered, pending city of Bradenton Beach approval, is to allow continued month-to-month tenancy for some residents, possibly extending up to a couple of years, depending on the overall timeline for vacating the property. The letter does not indicate what criteria would be used for allowing some residents to stay.

Jeffrey Roth bought his unit for more than $150,000 in March 2024, in part to be close to his in-laws in Cortez when he and his wife visit, and they intended to rent the mobile home when it wasn’t in use.

“It was an investment,” Roth said. “I was told when I purchased this it would stay as a park for at least five years. I’m actively looking for an attorney in Florida to discuss my legal options. I was misled and I’m not the only one.”

The Sun reached out to a representative for the LLC for comment.

“Our intention was always to keep Pines a trailer park. Neither Shawn or Brien was being untruthful,” Pines Investors representative Sam Negrin wrote in a Jan. 8 text to The Sun. “The hurricanes created these circumstances where only approximately 50% of residents were willing to rebuild and continue their tenancy. Additionally, 75% of residents decided they no longer needed to pay rent due to the storms, and we’ve had to close the park for that reason.”

Ryan Pfahler and his wife, Marcy, own three units and live in one. He said the two units had been booked as rentals for February and March but over the Christmas holiday they were returning thousands of dollars in deposits.

Pfahler said there was no communication from the LLC since shortly after Hurricane Helene in September until the Jan. 4 communication saying the park would be closed.

“Saying nothing is saying something,” he said. “I feel like they sabotaged their own park, and I don’t believe he doesn’t have a plan. They’re not going to shut down the park without a plan.”

“I don’t believe he wanted to keep it a park,” Pfahler said. “If they wanted to keep it a park he would have lent us a hand.”

He and other residents took issue with many of the reasons for closing the park that the LLC cited in the Jan. 4 letter.

The letter gave the following four reasons for the decision to close the park:

“Financial challenges: The park is operating at an unsustainable income level, with high delinquency rates (approximately 75%). While some residents have expressed concerns about amenities needing restoration, such projects – such as waterfront docks – would take years to complete and require significant investment. Combined with delinquency issues, it is not financially viable to operate under these conditions,” the LLC’s letter states.

“The only cleanup was done by Brien or the residents. They were ignoring the whole thing,” Pfahler said. “There was no care or concern and they threw this back in our faces. Had they shown any care or concern, everyone would have been back paying rent. I believe it was 100% intentional to use that as an excuse.”

Pines resident Lesley Mullaney posted the following on the AMI Sun Facebook page:

“102 days without communication? The city giving us the green light to repair and offering free permits. A clubhouse that is so disgusting, dirty with dried muck all over the floors. We cleaned up our streets. WE did that without any help from his crew. A laundry facility that is void of all equipment with debris still littering most areas. Would you be willing to pay between $1,200-$1,475 a month when your place is uninhabitable?”

The second reason given by the LLC is: “Restoration and Compliance: The required renovations for many units to meet the 50% rule for updates would involve considerable investment, which we are aware many residents are unwilling or unable to make, if permits were to even be issued. Additionally, the park’s compliance with fire codes presents a complex and costly challenge, as addressing one unit’s compliance issues often triggers a chain reaction requiring others to come into compliance.

“With the exception of the three on the bay that were condemned, I know for a fact people would have fixed them up,” Pfahler said.

City Building Official Daryn Cushing told The Sun in December that he received multiple permit applications from Pines mobile homeowners for repair work.

The LLC letter continues: “Resident Concerns and Safety: We have received numerous requests from residents wishing to relinquish their deeds, but as a property management team, we are not in the business of owning trailers. Furthermore, the park has faced yearly flooding and other storm-related damages that create unsafe conditions for residents and untenable liabilities for management. This, coupled with instances of harassment toward our team and city officials, has exacerbated the challenges of maintaining operations.”

“What they’re calling harassment, I would call being persistent,” Pfahler said. “You keep trying to get a hold of anybody and there’s no response.”

“Long-Term Viability: The cumulative impact of delinquency, loss of units, and the need for significant investments makes it clear that the park’s current model is no longer feasible. Additionally, management cannot continue to bear the risk of another storm coming and once again losing almost all income, all of which is essential to remain afloat.”

The LLC has not disclosed plans for the park. According to Cushing on Jan. 6, the LLC has not applied for any permits for work there.

Pines residents are waiting for official correspondence from city

Pines, Sandpiper residents in limbo

Written by Leslie Lake on . Posted in Bradenton Beach, Community News, Featured.

BRADENTON BEACH – At an Oct. 17 city commission meeting, homeowners at the Pines and Sandpiper Resort Co-op mobile home parks were told they could no longer occupy their residences due to hurricane damage. As of the morning of Oct. 22 they had not yet received official communication from the city.

One resident at the Pines declared herself and her neighbors as in a waiting game.

“We have an attorney, but until we see something in writing on city letterhead we can’t do anything,” Pines Tenants Association President Elaine Armaniaco said. “It’s been almost a week and we still don’t have anything.”

She said the Pines attorney is talking to the Sandpiper attorney. An attorney representing Sandpiper is expected to reach out to the city for clarification of the FEMA rules.

Bradenton Beach Building Official Darin Cushing responded to The Sun by text Oct. 21 saying a letter will be sent to Pines and Sandpiper residents.

As of Oct. 22, Pines residents had also not heard from property owner Pines Park Investors LLC, of which local developer Shawn Kaleta is listed as manager.

Following Hurricane Helene, however, an Oct. 2 email signed by Kaleta was sent to Pines residents. The content of that email was shared by several residents and stated in part:

“We hope you and your families are safe following Hurricane Helene. We understand that this has been an incredibly difficult time for everyone, and we want to take a moment to share an update on the impact the storm has had on our community and the steps we are taking to move forward,” the email stated. “While the structural integrity of the park facilities and the trailers has held up well, the heavy flooding caused interior damage to park facilities and trailers alike. While we are incredibly upset this has occurred, we must all remember this occurrence was a risk in owning a park/mobile home on a barrier island of Florida’s west coast.”

The email stated that Pines Park Investors LLC is committed to restoring Pines Trailer Park as quickly as possible. Damages to common areas, amenities, electric, water and sewage systems are being assessed.

“Regardless of the outcome of these assessments, we can assure you we will be investing the capital to restore everything to the same or better condition they were in prior to the storm. We are proud to own Pines Park and are excited for its recovery and long-term existence,” the email stated. “We, together, are stronger than a hurricane and will rebuild this park back to its original condition over the next couple months.”

“Our priority is to ensure that you have a safe, comfortable home once again. We are here for you during this process and want to continue operating Pines Trailer Park long-term as a home for you and your families. Your wellbeing is important to us, and we will work together to build our park back stronger and better than before.”

“Stay safe and thank you for being a part of the Pines Trailer Park family,” the email stated.

“We feel like we’ve been beat up over and over,” Armaniaco said. “We got a letter from the LLC saying we’re going to build back better. That was after Helene.  Where’s the statement from our ownership now?”

“Really these owners are still not being empathetic. They still don’t get they bought a community of people. They haven’t shown empathy that we are not buildings, we are people,” she said. “Our attorney was in the process of reaching out to his attorney and then the meeting happened.”

She said Pines residents didn’t know about the Oct. 17 meeting until it was posted on The Sun’s Facebook page.

“None of us were prepared,” she said.

Armaniaco said she has heard from neighbors that Kaleta’s attorney has made cash offers to buy their mobile homes.

The Sun sent a request for comment to Kaleta’s attorney Louis Najmy on Oct. 21 and did not receive a response.

Residents hope to rebuild

Cushing said at the Oct. 17 meeting that, according to FEMA’s damage assessment guide, the mobile homes in the Pines and most in Sandpiper have major damage. This occurs when water has covered the floor system and entered the living space of the residence, but is below the ceiling.

“There was some question whether major damage is the same as substantial damage. In speaking with FEMA representatives yesterday in person, that’s what they considered,” he said. “By this description, according to FEMA, the structure is considered to be substantially damaged and, in accordance with the city of Bradenton Beach flood ordinance, it says if an existing manufactured home has incurred substantial damage as the result of a flood it shall be elevated such that the bottom of the frame is at the Base Flood Elevation (BFE) plus three feet.”

At the Pines that would be 12 feet elevation and 10 or 11 at Sandpiper.

“Most people have said we absolutely want to rebuild if it doesn’t include going 12 feet up,” Armaniaco said. “Their places are structurally sound, dry, and they’re looking to rebuild and they want to stay here but the thought of going up 12 feet doesn’t seem feasible or cost effective.”

Full-time Pines resident Joe Klingler said he got two feet of water in his mobile home during Hurricane Helene.

“Everything is in good shape now, everything is immaculate, and they’re telling me I have to leave. I have no place to go,” he said. “I’m getting ready to hang my flag upside down. I’m going to take all my windows out. They’re all brand new windows, they’re all brand new doors, flooring’s new and they’re putting me in with the whole park when I have no damage.”

At Elaine and Victor Armaniaco’s mobile home the water lines several inches from the floor are apparent on the walls.

Pines and Sandpiper residents waiting for official communication from city
The waterline at Victor and Elaine Armaniaco’s Pines mobile home. The couple hopes to repair damage-
Leslie Lake | Sun

She said they paid nearly $200,000 for it five years ago.

“Either the city or county, somebody wants this property for something other than this. Why else would they turn their backs on doing a proper inspection and going through the proper channels?” Elaine Armaniaco asked. “To reiterate what I said at the meeting, FEMA and the person I’ve spoken to at FEMA has said we’re in the business of saving homes, we’re not in the business of condemning or even providing support for the jurisdictions to condemn.”

She said Cushing had sent her a copy of the FEMA preliminary assessment guide.

“He’s implementing policy that he himself didn’t have input into,” she said. “And I know there are people investigating when that policy went into effect, whether it was properly noticed, if the policy is specific to mobile home parks. Why wouldn’t they send a letter to each mobile park manager and say this policy is going into effect, you may want to ask your residents for input? That would be an empathetic government, that would be a government that shows they care but now it’s saying it’s your job to be super aggressive and read every newspaper clipping to find out that we’re implementing a new policy that’s going to severely impact you if we have a storm.”

“That’s my bottom line, if anything gets included in an article, it’s that individual inspections should have been mandated. It should be mandated by FEMA, mandated by city of Bradenton Beach and anything short of that is suspicious,” she said.