BRADENTON BEACH – Some Pines Trailer Park residents who withheld lot rental payments following last year’s hurricanes were served with demand for payment notices on March 17. The notices required either immediate payment of the full amounts of past due lot rental fees or vacating the premises within five days.
The notices, taped to the doors of mobile homes at the park and sent by certified mail, are from park ownership Pines Park Investors LLC and the Agent for Community, The Urban Group.
Demand for payment notices were taped to mobile homes at the Pines Trailer Park. – Leslie Lake | Sun
“You have failed to pay lot rental amount for the period through March 17, 2025 in the amount of ($…). The total amount due as of the date of this demand is ($…),” the notice states, with amounts due varying by unit.
“Demand is hereby made that you pay the total lot rental amount now due, or deliver possession of the premises to the undersigned within five days from the date of delivery of this notice (allowing five days from the postmark date, excluding Saturday, Sunday and legal holidays). If the total lot rental amount now due is not paid on or before April 1, 2025, your lease agreement is terminated and you must immediately vacate the premises.”
The letter states that if lot rental payment is not made and premises are not vacated, an eviction action will be taken, and the recipient may be liable for court costs and attorney’s fees. The letter also states that late charges and delinquency fees will also be due.
The letter closes with: “Please govern yourself accordingly.”
On Dec. 9, 83 of the 86 Pines Trailer Park homeowners received notice from the city that they could repair their hurricane-damaged mobile homes with the proper permits. On Jan. 4, however, the homeowners received notification from the park’s ownership that the park was being closed: “As a direct result of the community-wide damage dealt by hurricanes Helene & Milton, coupled with non-payment of lot rent, Pines Trailer Park is no longer sustainable as a trailer park and must be closed, with an official park closure date of July 31, 2025.”
In a Jan. 27 letter to the Pines Trailer Park Homeowners Association (HOA), Pines Park Investors LLC offered to sell the mobile home park to the residents for $75 million.
On Aug. 5, 2023, Pines Park Investors, LLC purchased the 2.78-acre waterfront mobile home property from The Jackson Partnership LLLP for $16.25 million.
Pines Trailer Park homeowners received an email in February outlining terms for abandonment of their mobile homes and possible extension of their tenancy to Jan. 31, 2026. Those terms include transferring the ownership of their mobile homes to Pines Park Investors LLC.
Resident defends nonpayment
Pines residents have contended that they withheld lot rent payments due to the disrepair of the park following the hurricanes and lack of amenities that are included in the lot fees.
“Nothing has been repaired. The clubhouse is a mess, there is no laundry facility or showers,” said one Pines resident who asked not to be named. “After the hurricanes we cleaned the park up ourselves and many people paid for their own dumpsters.”
The parking lot for nearly half of the Pines residents was converted to paid parking in December.
Developer Shawn Kaleta is the manager of Pines Park Investors LLC.
“If he (Kaleta) had come here even once after the hurricanes and shown some caring and taken care of the damage here, everyone would have been paying their rent,” the resident said.
That resident, who has lived at the park for more than 30 years, is packing up their belongings from the mobile home.
“I’m not a snowbird. I’m not a tourist,” the resident said. “This was my home.”
BRADENTON BEACH – Pines residents asked the city on Feb. 20 to deny any future land use or zoning change requests for the Pines Trailer Park by Pines Park Investors LLC or its manager, Shawn Kaleta.
Mayor John Chappie told The Sun that no such requests had yet been submitted, but City Attorney Ricinda Perry said at a Jan. 16 Community Redevelopment Agency (CRA) meeting that the property owner had confirmed the planned redevelopment of the parcel.
“I can tell you preliminarily it’s looking like some type of mixed-development that’s going to salvage as much of the character that’s there,” she said, adding that a rezoning would be necessary.
The Pines Trailer Park is currently zoned M-1, and according to the city’s Land Development Code, permitted uses are single-family mobile home units, manufactured homes, park trailers, preservation uses and conservation uses.
“Why is the city attorney talking to the CRA and media about redevelopment plans for the Pines?” Pines homeowner Elayne Armaniaco asked during public comment. “How is that her role? Why such a personal interest for her? Are you looking into the allegations that the city attorney is seen out socially and driving around with the largest land developer on the Island or the rumors that she lives in one of his properties? Why does it feel like she works for him or at the least they have a strong friendship? The conflict is so blatant.”
Victor Armaniaco asked the commission to deny any zone change requests.
“We elected all of you to protect us from an unfair treatment. You all have the power to maintain the current M-1 zoning and protect the charm and old Florida character of Bradenton Beach as well as our homes and investments,” he said. “What hardships does the LLC have that they should be granted a zone change? Over 96% of the units were allowed to rebuild without elevating and would rebuild if they knew the park would stay for long-term existence with generations to come. The LLC purchased a mobile home park so their desire to build something else on that property is a self-created hardship. Did you get elected in part to protect the character of Bradenton Beach? If you make it easier for a developer to change the zoning in unpopular ways, you are not doing your job.”
“The average home in the Pines Park is worth about $150,000 prior to the hurricane,” Pines homeowner John Shore said. “If I take that average of $150,000 times 86 trailers that’s approximately $13 million in value. They could be worth that amount again if they were allowed to rebuild.”
“There are 21 single women trailer owners, most of whom are on fixed income,” he said. “I have $165,000 in my trailer. As you know Pines Park Investors and Shawn Kaleta evicted us as of July 31. That means collectively the 86 trailer owners have lost $13 million. I’m 83 years old and that $165,000 loss really hurts.”
“In the past commission meetings, you said you wanted to help Pines Trailer Park in any way you could,” he said. “Well, there is a way. I ask that you deny any land use changes or zoning changes requested by Pines Park Investors and Shawn Kaleta and therefore force them to keep the trailer park for 3 1/2 years as a trailer park per Kaleta’s contract with the previous owners. If you approve their land use changes and zoning changes in the future you basically will be taking $13 million from 86 people.”
“I’ve been coming to this Island for 54 years,” Mary Moxx said. “I feel we have been disrespected at Pines. I’m a senior and have limited funds to continue. You want the zoning to change. Why? Ricinda, you remember the old ladies that found you crying on the steps of your gazebo after you told us we were condemned? We consoled you. You have not consoled us.”
“I’m hoping you understand that pain your residents are going through here,” Pines homeowner Sandy Seaver said. “Our eviction notice that we received a few weeks ago started with ‘due to a land use change, you are evicted.’ Was the letter from Mr. Kaleta incorrect? When I saw that my feeling was how can they do that without a public meeting?
“We really just want an honest, caring city government who puts its residents first, no playing games, no bending to money, transparency,” Seaver said. “We are the throwaways on the Island. We have been through hell. We feel that the fox is in the hen house. We ask that you put yourself in our shoes and allow us to move forward and show us some support. We’re fighting many battles in that park and we shouldn’t have to be fighting with you guys, too.”
Mayor responds
Following the close of public comment, Mayor John Chappie said, “Not a thing has been presented to this commission to change the zoning at the Pines. Nothing, whatsoever.”
“If something is presented to us, it would have to go through the whole process,” Chappie said. “There is not a single person up here that has said we want to get rid of the Pines.”
“I did make the comment to you Elayne (Armaniaco) that it does make a difference between a co-op and privately owned by an LLC,” he said. “It does make a difference when you’re looking at the legalities. I did not in any way, shape or form say I wanted to get rid of the Pines. I said just the opposite.”
He called the Pines Trailer Park a key part of the history of Bradenton Beach.
“We’re not the enemy up here, I swear to you,” Chappie said. “I pray on this every night. We want to keep the community quaint and lovely. It’s our home. It’s our neighbors. Is it going to be the same? No, it’s not because we had these two storms – these two major disasters. It breaks my heart.”
On Sept. 26, Hurricane Helene swamped mobile homes at the 86-unit waterfront trailer park. Former City Building Official Darin Cushing said in October that FEMA guidelines characterized the water intrusion as major damage but in December reversed that, following interior inspections, and allowed 83 of the 86 mobile homeowners the ability to repair their mobile homes.
On Jan. 4, mobile homeowners received notification from park owners Pines Park Investors LLC that the park was being closed. Homeowners found eviction notices taped to their doors on Jan. 24, notifying them of a July 31 deadline to vacate the park. Developer Shawn Kaleta is the manager of the LLC.
In a Jan. 27 letter to the Pines Trailer Park Homeowners Association (HOA), Pines Park Investors LLC offered to sell the mobile home park to the residents for $75 million.
Commissioners said they support the continued existence of the Pines, but don’t have the authority to interfere with private ownership of the park.
“My family has been on this Island for 45 years and I thought the Pines Trailer Park was the most adorable little trailer park and had so much character and it does break our heart,” Commission Deborah Scaccianoce said. “If there really was a way to stop an LLC and a private owner, we would.”
“As far as the Pines, I’ve responded to emails to several of the owners stating, I’d love to help you, but I don’t as a member of this commission have a legal right to interfere between an LLC and a property owner,” Commissioner Scott Bear said. “I wish I did. I don’t want to see a zoning change. I don’t want to see anything happen to the Pines. We’ll deal with that if it ever comes to this board. It has never been brought here.”
BRADENTON BEACH – Pines Park homeowners may be able to extend their tenancy under conditions that include relinquishing the titles to their mobile homes to the park ownership.
In a Feb. 4 email to Pines Trailer Park homeowners, Fort Lauderdale-based property acquisition company The Urban Group offered homeowners some options which included turning over the title to their mobile homes in exchange for extended tenancy until January 2026 along with state statute-required compensation for abandoned units.
Those terms are governed by Chapter 723 of the Florida Statutes, also known as the Florida Mobile Home Act. The law states in part: “If a mobile homeowner is required to move due to a change in use of the land comprising the mobile home park as set forth in s. 723.061(1)(d) and complies with the requirements of this section, the mobile home owner is entitled to payment from the Florida Mobile Home Relocation Corporation of: The amount of actual moving expenses of relocating the mobile home to a new location within a 50-mile radius of the vacated park, or the amount of $3,000 for a single-section mobile home or $6,000 for a multisection mobile home, whichever is less.”
The last correspondence that homeowners received from park owner Pines Park Investors LLC was a Jan. 4 notification that the park would be closed. The LLC manager is developer Shawn Kaleta.
On Jan. 22 Bradenton-based attorney Louis Najmy sent the following text to The Sun: “The owner group has no more comment on this. That’s all I’ve been authorized to state.”
The Feb. 4 email states in part:
“As you have been previously informed, and as a direct result of the community-wide damage dealt by hurricanes Helene and Milton, coupled with non-payment of lot rent, Pines Trailer Park is no longer sustainable as a trailer park, and must be closed, with an official park closure date of July 31, 2025.”
The email states that for those who would like to proceed with abandoning their mobile home or extending their tenancy until January 2026, the following is required:
Residents must sign an Agreement to Terminate Chapter 723 Tenancy, Abandon Property and Release Claims. Residents must then execute a bill of sale and transfer the original certificates of title to the park. As per statute, there will be compensation for abandonment and transfer of title. Homeowners will receive a refund of any lot rental payments made between October and December 2024. Residents will receive a credit or refund for lot rental amounts and payment for January through March 2025 or the vacate date, whichever occurs first.
Lot rent payments will commence in April 2025.
The facilities, including laundry and clubhouse, remain in disrepair following the 2024 hurricanes. For nearly half the residents, there is no available parking since the Pines ownership converted the Pines lot into public paid parking in December 2024.
“If you are able to relocate your mobile home outside the park please contact our office to discuss the details related to relocation and removal of mobile home from the park,” the Urban Group email states.
Pines homeowner Steve Jackson said he will likely walk away from the mobile home he purchased in 2024 for $125,000.
“If they had said two years, that would be different,” he said. “I don’t want to put another dollar into it for that short amount of time. I’ll just walk away from it and deal with the money I lost.”
Another Pines homeowner, who asked not to be named, said he will also walk away from his investment there.
“I just don’t want to be involved with it anymore. We are done,” he said. “We are just writing it off as a loss and moving on. We have such a sour taste about Bradenton Beach right now.”
PINES TIMELINE
On Sept. 26, Hurricane Helene swamped mobile homes at the waterfront Pines Trailer Park.
Former city Building Official Darin Cushing said on Oct. 17 that FEMA guidelines characterized the subsequent water intrusion into Pines’ mobile homes as major damage, triggering a city ordinance requiring elevation of the units.
On Dec. 5, the parking lot for Pines Trailer Park residents at 201 First St. N. was converted to a public paid parking lot, effectively removing parking for nearly half of the residents at the Pines who have no parking at their units and had paid $750 per year to park in the lot.
On Dec. 9, 83 of the 86 Pines Trailer Park homeowners received notice from the city that they could repair their hurricane-damaged mobile homes with the proper permits.
A letter from Bradenton Beach Building Official Darin Cushing stated the following in part:
“We previously provided you with a notice that your property may have been affected by flooding due to hurricanes Helene and Milton, and that a second, more thorough inspection would be performed to gather data critical to making a formal determination as to whether the cost of repairs necessary to restore your building to its pre-damage condition might rise to an amount constituting “substantial damage” as defined in the City’s Flood Damage Prevention Ordinance 21-538.”
Following the results of that second inspection, and with a review of the data, as well as a review of the property values, repairs could be made with the applicable permits, according to the letter.
“At this time, the data suggests that costs to perform repairs and restoration will not constitute a substantial damage repair,” Cushing’s letter stated.
Many Pines homeowners said they would not be making repairs until they heard from park ownership about future plans. They got their answer on Jan. 4 when they received notification from Pines Park Investors LLC that the park was being closed.
Pines Trailer Park mobile homeowners found eviction notices taped to their windows and doors on Jan. 24, notifying them of a July 31 deadline to vacate the park, with the possibility of extended tenancy.
BRADENTON BEACH – Former city Building Official Darin Cushing alleges that he saw the city attorney and a well-known developer drive around the city together looking for hurricane-damaged structures and properties after Hurricanes Helene and Milton struck Anna Maria Island last year and pressured him to condemn them.
He also alleges the city attorney, mayor and police chief threatened his employment status on several occasions for not complying with permitting and inspection requests made by the developer.
Cushing made his public allegations during a town hall meeting that District 3 County Commissioner Tal Siddique held at the Island Branch Library on Feb. 13. During the meeting, Cushing handed Siddique a four-page letter that expands upon the allegations he made during the town hall meeting.
Siddique provided The Sun a copy of Cushing’s letter on Feb. 15. The next day, Cushing confirmed by email that his town hall comments and his letter pertained to Mayor John Chappie, City Attorney Ricinda Perry and Police Chief John Cosby. He did not name the developer.
“Based on this person’s track record of retaliation and lawsuits, I am hesitant to spell out a name. Regardless, no matter who the developer is, I was asked and even threatened with my job, to engage in unethical practice, which I refused to do,” he wrote The Sun in an email on Sunday.
Toward the end of his letter, Cushing wrote, “There is so much more I could tell you about the goings on, where there have been dealings with this developer and the city attorney and the mayor and many people can corroborate them. Including eyewitness accounts of the attorney and the developer driving through town following the storms, picking out houses and the developer asking me to condemn them; stating that he was told by the attorney that if we hurried up, the city was going to get the houses demolished and hauled away using FEMA dollars. I refused and only condemned properties that were either completely destroyed or in damage of collapse. Every time I refused to do his bidding, I was questioned by one of the three city staff about it, always with pressure being put upon me to just do it.”
Contrary to his statement about only condemning properties that were either destroyed or in danger of collapse, Cushing did issue a condemnation order to Tennessee resident and “Love Shack” cottage owner Dan Ibach on Oct. 31.
Unlike the neighboring cottage that was completely destroyed by Hurricane Helene, Ibach’s cottage suffered no structural damage and had already been boarded up and sealed off by the time Cushing issued the condemnation order.
According to Ibach, he then received a call from Perry, who said the city could likely assist with his demolition costs. Ibach told Perry his cottage was not condemnable and would not be demolished. He contacted his attorney and the condemnation order was soon lifted. Ibach’s beachfront property is located next to Shawn Kaleta’s Seabreeze at Anna Maria Inn property.
Gash Caudill also staved off the city’s condemnation of the duplex on Gulf Drive North he shares with his mother.
At the city’s request, Cushing was recently suspended, due in part to a hurricane restoration-related permitting dispute between the city and Drift-In bar owner Derek Williams; and due in part to Facebook comments Cushing made in defense of his administrative decision to issue Williams’ permits without city commission approval. Cushing was later terminated by the SAFEbuilt/M.T. Causley development services firm that has provided Bradenton Beach’s contracted building officials for nearly two decades.
Town hall comments
The town hall discussion about Bradenton Beach began with Williams commenting on the delays he’s encountered trying to repair, renovate and reopen the Drift-In.
Drift-In owner Derek Williams shared his concerns during the town hall meeting. – Joe Hendricks | Sun
“I have a permit. The building official (Cushing) that worked on my project is sitting in this room. I worked with him, the city planner, the code enforcement folks. I went through every step and all I’ve gotten is government overreach, private property issues. I tried to follow every letter of the law.
“It’s definitely a land grab. Somebody needs to step up and say that’s wrong. All the way along, this is a back-to-back disaster. This is third-world stuff and it needs to be addressed as the highest level. It’s absolutely a tragedy. It is a clown car show but it’s hurting real people,” Williams said.
Speaking next, Cushing said, “I’m the person who issued Derek’s permit. It was done properly. It was done correctly and it was done by the book.”
He then referenced the letter he later handed to Siddique and said he would hit the high points rather than read the entire letter aloud. He noted he’s been a licensed building official for 25 years and a certified floodplain manager for longer than that.
“I’ve been there since December of 2023. There has been constant, constant threats to me,” he said. “I know what I’m doing. We were getting things done, we were moving forward, we were doing things the right way. But every time that I didn’t do that for a particular developer – and you all know who I’m talking about – I was threatened. I was threatened by the mayor, the attorney and the police chief: ‘Do we just need to get another building official. Why won’t you do this for him?’ Things that were illegal,” Cushing said.
“I have a code of ethics I have to follow and I don’t want to lose that license. That’s my livelihood. I lost my job now and the company I worked for fired me too because I retaliated about the things that were being said about me – slanderous things they said about me and those things are not true. There’s dirty stuff going on in that city and somebody needs to look into it,” Cushing said.
“Our state statute says that I, the building official for that jurisdiction, will perform the duties under my responsibility without interference from any person. Not the mayor, not the city attorney, not anybody,” Cushing said.
County Commissioner Tal Siddique received a letter from Darin Cushing. – Joe Hendricks | Sun
Siddique said he’s been following The Sun’s reporting on the Drift-In permitting issues and other concerns being reported in Bradenton Beach.
“I have not been able to get in contact with anyone from Bradenton Beach. I have not had one phone call back from Bradenton Beach since November. I left a voicemail this morning. I have no idea what the hell’s going on,” Siddique said.
Cushing said he recently interviewed for a position with Manatee County but he fears the “slanderous things” said about him may impact his ability to get a job.
Cushing’s letter
Regarding the start of his tenure in Bradenton Beach, Cushing wrote, “A certain developer, whom I’d known from my time as building official of Longboat Key, began asking me to issue permits that had been placed on hold for various reasons by the previous building official (Steve Gilbert). I reviewed the permits and told the applicant what needed to be done in order for the permits to be released.
“Several times over the next few months, I would get questioned by the city attorney, the mayor and several times by the police chief about what was holding this developer’s permits up. Each time, I would explain what needed to be done, but at the same time felt pressured to just give him his permits.”
Marina
Cushing’s letter addresses the stop-work order he issued to the owner of the Bradenton Beach Marina, developer Shawn Kaleta, when a new bar opened there.
“It had been built and the opening announced with no permits for construction, nor did they have a liquor license. Within hours, the developer called me and said, ‘I talked to the city attorney and the mayor and they’re all good with it.’ ”
According to his letter, Cushing told the developer this was not the attorney or mayor’s decision to make and he would still need to obtain all the needed permits and inspections before the stop-work order was lifted.
Pines
Regarding the hurricane-damaged Pines Trailer Park (owned by Kaleta and investment partners), Cushing wrote, “Following the hurricanes, I was immediately asked for the damage assessment status of the Pines by the developer. He also asked me if I would go ahead and condemn the whole park. I responded that I could not do that and that a proper damage assessment needed to be done.”
His letter notes it was later determined that only a few mobile homes needed to be condemned and the rest could be rehabilitated.
“I was asked no less than 10 times, by either the developer, the attorney, the mayor or the police chief, if I was going to write to the Pines (mobile home) owners and tell them they were done.”
Regarding the Drift-In permitting issues, Cushing acknowledges he erred in not routing the tiki bar permit to the fire marshal for an initial review of the tiki structure and its roof materials.
Cushing’s letter says the city received approximately 10 change of contractor forms from “said developer” a few days before he was suspended. According to Cushing, he told the developer he would not issue the change of contractor permits until all needed documents were correctly completed.
“Two days later, in a senior staff meeting, I was essentially threatened by all of the senior staff – attorney, mayor and police chief – that I needed to release those permits to him; or again, ‘maybe we need to get a different building official,’ ” Cushing states in his letter.
Mayor John Chappie and City Attorney Ricinda Perry are alluded to in Darin Cushing’s four-page letter. – Joe Hendricks | Sun
Regarding the city attorney and a developer driving around town looking for properties to condemn, Cushing told The Sun on Sunday, “I personally witnessed them driving around together and other people (residents and city employees) visibly witnessed this happening on multiple occasions following the storms. Several owners told me verbally that this had happened to them.”
No response from city
On Feb. 14, The Sun asked Chappie if he wanted to comment on the town hall allegations Cushing made about being threatened by the mayor, city attorney and police chief. Chappie said he had no comment.
On Feb. 15, The Sun sent Cosby a text message containing a link to the town hall meeting video and seeking his comments on Cushing’s allegations. Cosby did not respond.
On Feb. 16, The Sun sent an email to Chappie, Perry and Cosby seeking their comments on these allegations. The email included a link to the archived town hall meeting video and a copy of Cushing’s letter. As of press time, The Sun had not received a response from the city.
The archived video of the town hall meeting can be viewed on YouTube by searching for “Tal Siddique Town Hall @ Island Branch Library.” The Bradenton Beach discussion begins at the 22-minute mark and continues to the 40-minute mark. The letter can be viewed in its entirety below.
(Sun reporter Leslie Lake contributed to this story)
Cushing Letter – Page 1Cushing Letter – Page 2Cushing Letter – Page 3Cushing Letter – Page 4
BRADENTON BEACH – In a Jan. 27 letter to the Pines Trailer Park Homeowners Association (HOA), Pines Park Investors LLC offered to sell the mobile home park to the residents for $75 million.
At that price, each of the 86 mobile homeowners would be responsible for $872,093.02.
“This has got to be a joke,” said one Pines resident, who asked not to be named.
On Aug. 5, 2023, Pines Park Investors, LLC purchased the 2.78-acre waterfront mobile home property from The Jackson Partnership LLLP for $16.25 million. The manager of Pines Park Investors LLC is Shawn Kaleta.
The park sustained damage from both Hurricanes Helene and Milton but many homeowners hoped to rebuild their mobile homes.
The LLC notified Pines mobile homeowners on Jan. 4 of their plans to close the trailer park. As part of the process of closing the park, and per Florida Statutes, the ownership is required to make an offer to residents, according to the letter to the HOA from attorney Shawn D. Arbeiter of the Davie, Florida-based law firm Hunden, McClean and Arbeiter.
“Pursuant to Section 723.061(1)(d)1.a., Florida Statutes, within 45 days after the execution of this agreement, the Association may execute and deliver a Purchase and Sale Agreement to Pines Trailer Park to purchase the mobile home park at the price and under the terms and conditions set forth in this Notice,” the letter reads in part.
That statute reads as follows:
“1. The park owner gives written notice to the homeowners’ association formed and operating under ss. 723.075–723.079 of its right to purchase the mobile home park, if the land comprising the mobile home park is changing use from mobile home lot rentals to a different use, at the price and under the terms and conditions set forth in the written notice.
a. The notice shall be delivered to the officers of the homeowners’ association by United States mail. Within 45 days after the date of mailing of the notice, the homeowners’ association may execute and deliver a contract to the park owner to purchase the mobile home park at the price and under the terms and conditions set forth in the notice. If the contract between the park owner and the homeowners’ association is not executed and delivered to the park owner within the 45-day period, the park owner is under no further obligation to the homeowners’ association except as provided in sub-subparagraph b.
b. If the park owner elects to offer or sell the mobile home park at a price lower than the price specified in her or his initial notice to the officers of the homeowners’ association, the homeowners’ association has an additional 10 days to meet the revised price, terms, and conditions of the park owner by executing and delivering a revised contract to the park owner.”
According to the letter from Arbeiter, the purchase price for the mobile home park is $75 million. A deposit of $500,000 is required to be deposited with escrow agent Najmy Thompson PL, 1401 Eighth Ave. in Bradenton within three business days. One hundred thousand dollars of the deposit is non-refundable. The letter calls for a 60-day closing.
The Sun reached out to Arbeiter by email for comment as to how the LLC arrived at the proposed purchase price of $75 million, but did not receive an immediate response.
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 – Pines Trailer Park residents who recently received city approval to repair their hurricane-damaged mobile homes received a letter on Jan. 4 from Pines Park Investors LLC stating that the park will be closed.
The letter from Pines Park Investors LLC, whose manager is Shawn Kaleta, was received by Pines homeowners on Jan. 4 and reads in part:
“Over the past months, we have conducted extensive financial modeling and assessments to determine the viability of maintaining the park,” according to the letter. “Unfortunately, we have come to the difficult conclusion that Pines Park is no longer sustainable as a trailer park and must be closed.”
The letter does not make it clear what the plans are for the park but states that one option being considered, pending city of Bradenton Beach approval, is allowing 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.
Several Pines residents contacted by The Sun on Jan. 4 chose to reserve comment on the letter.
The letter goes on to state that formal notices will be distributed in the coming weeks in accordance with state law.
“These notices will include all necessary legal information and details to guide you through this process,” the letter continues. “Along with these notices, we will provide agreements designed to assist you in transitioning out of the park, as well as information about resources available to support you during this time.”
How it happened
On Sept. 26, storm surge from Hurricane Helene caused water intrusion into the 86 Pines Trailer Park mobile homes, some of which are directly on the Intracoastal Waterway.
On Oct. 17, city building officials said that FEMA guidelines related to hurricane-related water intrusion classified the properties as having “major” damage. Pines residents were told that regulations state that if the cost to repair a mobile home to its pre-storm state is 50% or more of the structure’s value, then the entire structure must be brought into current floodplain compliance. The city’s floodplain ordinance requires the mobile homes to be elevated to a height of 12 feet. Many residents objected that they were unable financially or practically to comply.
On Oct. 29, fire code and setback regulations were outlined by West Manatee Fire Rescue District Fire Marshal Rodney Kwiatkowski, who stated that all new mobile home installations must follow setback guidelines between structures.
At a Nov. 7 city commission meeting, Kaleta said, “The units obviously took on water. There are fire separation issues, there’s mold, there’s structural stability, there’s elevation of the buildings, there’s all these questions. I’ve made a commitment to the residents from our side to keep the park there whatever it can be inside the code. I think that’s a vital part of the community, having residents and having everybody in that community as it exists. I think it’s an important piece of the community to achieve that.”
On Dec. 9, Pines residents received good news from City Building Official Darin Cushing when he notified 83 of the 86 Pines Trailer Park owners that they could repair their hurricane-damaged mobile homes with the proper permits without elevating them.
“We previously provided you with a notice that your property may have been affected by flooding due to hurricanes Helene and Milton, and that a second, more thorough inspection would be performed to gather data critical to making a formal determination as to whether the cost of repairs necessary to restore your building to its pre-damage condition might rise to an amount constituting ‘substantial damage’ as defined in the City’s Flood Damage Prevention Ordinance 21-538,” Cushing’s letter stated.
Following the second inspection, and with a review of the data and of the property values, the city notified residents that repairs could be made with the applicable permits.
“The data suggests that costs to perform repairs and restoration will not constitute a substantial damage repair,” Cushing’s letter stated.
However, some residents remained hesitant to move forward with repairs, saying that questions about the ownership’s intent for the park were still unanswered.
In early December, the parking lot for Pines Trailer Park residents at 201 First St. N. was converted into a public paid parking lot, with a pay-by-plate system in place. Pines residents who required parking had paid $750 per year to park in the lot. A representative for Pines Park Investors told The Sun that residents could continue to park in the lot until Dec. 31 and said a letter would be going out to the residents about its conversion.
Why it happened
The Pines Trailer Park property is currently zoned M-1 (mobile home park).
The Jan. 4 letter gives 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.
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.
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.
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 letter ends with: “We want to express our heartfelt apologies for the inconvenience and stress this decision may cause. Please know that we are committed to supporting you through this transition and will provide all available resources to ease the process.”
BRADENTON BEACH – After nearly three months of uncertainty, 83 of the 86 Pines Trailer Park owners received a notice from the city that they may repair their hurricane-damaged mobile homes with the proper permits.
Some residents remain hesitant to move forward with repairs, however, saying questions about the Pines ownerships’ intent for the park are still unanswered.
Pines residents received a letter from Bradenton Beach Building Official Darin Cushing on Dec. 9, which stated in part: “We previously provided you with a notice that your property may have been affected by flooding due to hurricanes Helene and Milton, and that a second, more thorough inspection would be performed to gather data critical to making a formal determination as to whether the cost of repairs necessary to restore your building to its pre-damage condition might rise to an amount constituting ‘substantial damage’ as defined in the City’s Flood Damage Prevention Ordinance 21-538.”
Following the results of that second inspection, and with a review of the data, as well as a review of the property values, repairs may be made with the applicable permits, according to the letter. Permits include, but are not limited to, structural repairs to the foundation or building envelope, including roof repairs, electrical repairs, plumbing repairs and mechanical repairs.
“At this time, the data suggests that costs to perform repairs and restoration will not constitute a substantial damage repair,” Cushing’s letter stated.
Cushing, former city building official Steve Gilbert and a team of 20 inspectors provided by the state conducted the inspections.
To track and document costs, a Floodplain Development Permit application, including building permits as needed, must be submitted to the city building department, Cushing’s letter stated.
The Pines mobile homes had varying levels of water intrusion during the storm surge from Hurricane Helene in September.
At an Oct. 17 city commission meeting, Pines residents had been told that FEMA guidelines related to any water covering the floors caused by a hurricane deemed their structures as having major damage. Based on those guidelines, and prior to interior inspections, they were deemed substantially damaged and subject to a city floodplain ordinance requiring elevation of the mobile homes.
”After the city’s initial reaction to what FEMA representatives said, the city has been fair, especially Darin Cushing,” Pines mobile homeowner Elayne Armaniaco said on Dec. 13. “Darin has been an advocate for fairness in the FEMA process.”
On Dec. 13, a representative for Pines ownership, Pines Park Investors LLC, had no comment on the matter.
Pines homeowner Ryan Pfahler said on Dec. 5 that he and others were hesitant to move forward with repairs until they receive guarantees from the park ownership about the continued existence of the park, along with having other issues addressed.
One of those issues included parking.
Owned by Shawn Kaleta, one of the owners of the Pines Trailer Park, the parking lot at 201 First St. N., used by close to half of the Pines residents, was recently converted to a public paid parking lot. Those Pines residents’ annual paid parking passes, at a cost of $750 a year, will expire on Dec. 31.
“Many of the residents currently have no parking available,” Pfahler wrote in a Dec. 13 text message to The Sun. “It appears that the LLC park owners have converted the only parking lot into a public pay-by-the-hour parking lot, further inconveniencing residents and creating logistical challenges.”
Pfahler said on Dec. 13 that he is awaiting clarification about the parking issue and said other issues at the park also need to be addressed.
“There is no park manager in place, nor has any plan been communicated regarding who residents should address for concerns or emergencies,” he wrote and he is asking park ownership for the following:
• “Provide immediate clarification on who is managing the park and how residents can raise concerns or issues;
• Clearly communicate the landowner’s long-term plans for the park;
• Provide written guarantees or commitments regarding lot rent stability and park longevity;
• Address plans for repairing and maintaining shared facilities and services;
• Restore resident parking or provide an alternative parking solution; and
• Commit to consistent, transparent communication regarding park developments and resident concerns.”
BRADENTON BEACH – The parking lot for Pines Trailer Park residents at 201 First St. N. has been converted to a public paid parking lot.
Signs went up in the past week indicating a pay-by-plate system is in place.
A representative for Pines Trailer Park owner Pines Park Investors LLC, who asked not to be named, said on Dec. 5 that Pines residents who have paid the annual parking fee may continue to use the lot until Dec. 31 and a letter would be going out to residents.
Pines resident Ryan Pfahler told The Sun on Dec. 5 that residents who require parking paid an annual fee of $750.
“Some residents who live on Midge and Bay and Church have designated spaces, but everyone on Laverne and most of Midge don’t,” Pfahler said. “It’s probably close to half of the people.”
Pines residents are waiting for official word from the city as to whether they can repair their hurricane-damaged mobile homes under the FEMA 50% guidelines.
According to Pfahler, most of the Pines residents are not living in their mobile homes, pending that decision from the city and a decision about the future of the park from the owners.
Pfahler said he was surprised to see the paid parking lot signs appear and, as of Dec. 5, has had no communication from the park’s owners. He said in prior years, an invoice for the upcoming year’s parking fees was issued around the end of November or the beginning of December.
He said the lack of parking may impact the value of his mobile homes.
“If we want to sell, we can’t sell because now it looks like we don’t have those parking spots,” Pfahler said.
No temporary use permit was required by the city for paid parking in that location, according to Cushing.
“Back in February/March, when the owner had turned several of his properties into paid parking lots, he was told that he would need to get temporary use permits for each of the lots in order to do this,” Cushing wrote in a Dec. 5 email to The Sun.
“Each lot was presented separately, in two different commission meetings. If approved, each one had a list of stipulations that went along with that permit. This lot was one of the lots that was initially brought before commission for approval,” he wrote. “However, it was decided in one of those meetings that since this lot already was, and always had been a parking lot, unlike the others, which had been residential or commercial building parcels, it did not require the temporary use permit process.”
BRADENTON BEACH – Preliminary data from hurricane damage assessments may offer some hope to mobile homeowners at the Pines Trailer Park and Sandpiper Resort Co-op.
At a Dec. 4 emergency city commission meeting, Commissioner Deborah Scaccianoce asked Building Official Darin Cushing if inspectors had completed damage assessments at the mobile home parks.
“The trailer parks I can tell you are probably much better off than a lot of people were worried about,” Cushing said. “There are, I would say, only maybe three or four at the Pines that are above and beyond the 50%, the rest are below. The Sandpiper, same deal, maybe three or four there and one of them is already in the process of permitting a new elevated trailer there.”
One Pines Trailer Park mobile home was severely damaged in hurricane – Leslie Lake | Sun
The 86 mobile homes at the waterfront Pines Trailer Park had varying levels of water intrusion during the storm surge from Hurricane Helene in September.
At an Oct. 17 city commission meeting, mobile homeowners were told that FEMA guidelines related to hurricane flooding triggered a city floodplain ordinance requiring elevation of the mobile homes if the cost to repair those structures to their pre-storm state exceeded 50% of their market value.
Cushing, former Building Official Steve Gilbert and a team of 20 damage inspectors provided by the state assessed hurricane-damaged properties city-wide.
“People have to understand we’re following the process,” Cushing said. “We have to follow federal guidelines and stay in compliance with our Community Rating System and NFIP (National Flood Insurance Program) guidelines.”
Following the Dec. 4 meeting, Cushing told The Sun, “Preliminary data coming back from the inspectors looks like most of the Pines and most of Sandpiper parks are going to be in OK shape. They’re going to be able to keep them as they are.”
Cushing said some homeowners will need permits to do some of the repair work.
“That will chip away at some of their 50% looking forward, but it’s a year period, they could do work on it and keep it under 50% for the next year and then after that year’s over they can do more,” Cushing said.
Pines homeowner Ryan Pfahler owns three units at the mobile home park. He resides in one and rents the others.
“I’m not surprised at all,” he said on Dec. 5. “The appraisals have come in fairly high, and we expected most of the trailers would come in under the 50% rule.”
Pfahler said he is reluctant to spend money on appraisals or repairs without a commitment from the ownership that the park will remain in place for at least several years.
“I’m still waiting for answers from the LLC,” Pfahler said. “I don’t want to spend any money on them unless I can live in it and rent them immediately.”
Pfaher said others in the park have told him they are also hesitant to spend money to repair their mobile homes.
“I am not alone in my opinion,” he said. “Most of the people in the park don’t want to put another dime in without a guarantee.”
A representative for park owner Pines Park Investors LLC who did not wish to be named said the LLC is still waiting for official information from the city.
At a Nov. 7 city commission meeting, Shawn Kaleta, one of the park owners, said: “I’ve made a commitment to the residents from our side to keep the park there whatever it can be inside the code. I think that’s a vital part of the community, having residents and having everybody in that community as it exists.”
BRADENTON BEACH – Pines Trailer Park homeowners attended a Nov. 7 city commission meeting seeking answers about the continued existence of the 86-unit park following hurricane-related flooding.
HELENE DAMAGE ‘MAJOR’
On Sept. 27, storm surge from Hurricane Helene caused water intrusion into the mobile homes at the Pines Trailer Park. On Oct. 17, Building Official Darin Cushing said that FEMA guidelines related to water intrusion from flooding deem the properties as having major damage.
Federal, state and local regulations state if a home is damaged 50% or more of the market value of the structure, or if it is improved 50% or more of the value of the structure, then the entire structure must be brought to current floodplain compliance, which is an elevation to 12 feet.
On Oct. 29, fire code and setback regulations became part of the discussion. West Manatee Fire Rescue District (WMFR) Fire Marshall Rodney Kwiatkowski outlined fire safety and regulatory standards to be followed for all new mobile home installations at the Pines.
Regulations state that no portion of a mobile home, excluding the tongue, shall be located closer than 10 feet side-to-side, 8 feet end-to-side, or 6 feet end-to-end horizontally from any other mobile home or community building.
PUBLIC COMMENT
During a public comment segment of the meeting, several Pines residents and park owner Shawn Kaleta spoke to commissioners.
Kaleta, manager of Pines Park Investors LLC, was the first speaker.
“Obviously, we’ve been hit with a couple hurricanes. We’re all trying to dig out of the sand as a community and try to restore our homes, our businesses, our lives back to normal as quick as possible,” Kaleta said.
He said he has spoken to Pines residents.
“The units obviously took on water. There are fire separation issues, there’s mold, there’s structural stability, there’s elevation of the buildings, there’s all these questions,” he said. “I’ve made a commitment to the residents from our side to keep the park there whatever it can be inside the code. I think that’s a vital part of the community, having residents and having everybody in that community as it exists.”
Following Kaleta, Pines Trailer Park residents stepped up to the podium, seeking answers about the city’s final determination.
Brett Williams owns seven mobile homes at the Pines.
“I know you have legal stuff to go through, but if your intent is to say we don’t want trailers anymore, we want to replace them with new stuff, I get it,” Williams said. “I don’t want to put all the money out if we’re going to do that. I’d like to speed this up so we can move on. Right now everything is in limbo.”
Ryan Pfahler, who has lived there five years and owns two rental mobile homes there asked, “While we are fixing trailers can we be living there? How long to do we have to make improvements? Are we allowed to pull in a travel trailer in the meantime while we’re repairing or rebuilding? What happens if most of the trailers do not meet the 50% rule?”
Jim Entwistle purchased a mobile home at the Pines as an investment in April for $200,000 and has rental reservations there from January through April.
CITY’S INTENT
City Attorney Ricinda Perry addressed questions about the city’s intent.
“The intent is to save you, to save the community,” she said.” I went to Shawn and said what can you do to try to save this? Shawn asked if he could elevate the structures, and I said they’re not structurally sound. He said, ‘What else can I do?’ We could talk about a rezone, but the densities are tough to get there. Is there another product you can make that meets the definition of a mobile home park, install that and get to the densities and the setback? Possibly.”
“Shawn has asked us to explore that option – if the park can’t exist with the existing structures can he put another product in there at that density, that’s elevated as a replacement?”
Perry said those changes would require a hearing with Planning and Zoning, at least two commission meetings and would require a Planned Unit Development.
“It is our intent, our goal and our desire to keep that kind of community there, whatever that looks like,” Perry said.
CITY RESPONDS TO QUESTIONS
“You have FEMA policies, guidance and regulations. On top of that you have the Florida Building Code, the fire code, and they all have different pieces and roles in this entire situation,” Perry said. “One of the things that’s really important for the city is to come up with a consistent, uniform approach in administering the flood plain ordinance.”
The process applies to every structure in Bradenton Beach.
“After we work our way through that, that’s what gives you the decision about moving forward,” she said.
“You’re frustrated and you want quick answers. We understand that. I will tell you this – most communities when they’ve been hit by one disaster, not two, they adopt a moratorium and shut everything down,” Perry said.
Many homeowners have received letters of substantial damage based on initial assessments. Those will be followed by in-person inspections. The state is in the procurement stage of having 10 teams of two people each assist the city with those inspections.
Perry cited the city floodplain ordinance as it pertains to manufactured homes that are substantially damaged as a result of a flood.
“That’s 12 feet,” Perry said. “If we’re all being honest, none of these structures will make it to that height. Your engineering costs alone are probably going to exceed your 50% just to figure out if you can elevate it.”
Perry said that most of the Pines mobile homes are more than 50 years old.
“I have researched the life span of a mobile home and it is said 30-50 years max if they are well maintained and not in a marine environment,” she said.
“Engineering estimates are about $25,000 and I’ve heard everything from $115,000 to $150,000 to raise,” Perry said.
She said there have been meetings with city officials, Kaleta, Sam Negrin, Cushing and former city Building Official Steve Gilbert.
“Unless you do not have substantial damage, we don’t see a way to save it,” she said. “Once you elevate, you also have to come into compliance with the fire codes, meaning they have to have proper setbacks and fire rated walls for their own safety. So, you’ll have to come into compliance with that by repositioning the units somehow or shrinking it down to fit into the setbacks.”
She said units must be habitable for those who want to live in them. A travel trailer cannot be pulled in; they are not allowed.
If 50% of units are damaged does the park go away?
“That’s a private issue with your landowner, not a city issue,” Perry said.
BRADENTON BEACH – Along with FEMA guidelines and city flood ordinances, fire code and setback regulations have become part of the discussion about the continued existence of 86 mobile homes at the Pines Trailer Park.
Following the storm surge from Hurricane Helene, Building Official Darin Cushing said in October that FEMA guidelines characterized the subsequent water intrusion into the Pines’ mobile homes as major damage triggering a city ordinance requiring elevation of the units.
On Oct. 29, West Manatee Fire Rescue District (WMFR) Fire Marshall Rodney Kwiatkowski drafted a letter outlining fire safety and regulatory standards to be followed for all new mobile home installations at the Pines.
Citing Florida Administrative Code 69A-42: Uniform Fire Safety Standards for Mobile Home Parks and Recreational Vehicle Parks, Kwiatkowski’s letter states “Specific attention must be given to Section 69A-42.0041, which governs the required setbacks between structures.”
That regulation states that no portion of a mobile home, excluding the tongue, shall be located closer than 10 feet side-to-side, 8 feet end-to-side, or 6 feet end-to-end horizontally from any other mobile home or community building.
“The city has reached out to the property owner to discuss some of the concerns about the health, safety, and welfare there and I’ve had a number of conversations with Shawn Kaleta and Sam Negrin about what their plans are and how we can all work together to save as much of the community there as possible,” City Attorney Ricinda Perry said on Nov. 1.
Kaleta is the manager of Pines Park Investors, LLC, which owns the Pines Trailer Park. Negrin has been the spokesperson for the LLC at recent public meetings.
“I think we’ve come up with a solution that complies with the FEMA regulations and the city’s floodplain ordinance as well as the Florida Building Code,” Perry said. “We’re looking forward to solidifying that plan and putting it forward at the city commission meeting to the commission for approval in as much of an expedited timeframe as possible.”
Perry said the Pines Trailer Park will be a topic of discussion at the Nov. 7 city commission meeting. Public comment will be allowed at that meeting.
“Because of a discussion in the field with the West Manatee Fire Rescue (WMFR) District about elevating the buildings and also some fire separation, a large number of trailers in the Pines are actually out of compliance with setbacks as it relates to the city’s codes as well as the West Manatee Fire District codes, so Rodney (Kwiatkowski) issued a letter saying as you’re doing the restoration it needs to meet those setback requirements,” Perry said.
“Ultimately the property owner has the right to make sure that that development, as it relates to public health, safety, and welfare, addresses their concerns. You don’t want to have another situation where every single structure floods out,” Perry said. “They’re working with the city to find a way to make that happen.”
Perry said the Pines ownership’s goal is to have the Pines community stay in that section of the city.
“There are setbacks that we know about, there are densities and intensities, there’s zoning and comp plan provisions, so it’s just a matter of laying that all out and coming up with an organized game plan to get that park staying a part of the community here in the city,” she said.
West Manatee Fire Rescue letter
Kwiatkowski said he drafted the Oct. 29 letter at the request of the city and a copy was made available to the city and Kaleta.
“Please be advised that all new installations at your park shall meet the NFPA 501A: Standard for Fire Safety Criteria for Manufactured Home Installations, Sites, and Communities, 2017 Edition,” the letter states in part. “This standard outlines critical fire safety criteria for the construction, installation, and maintenance of manufactured homes and their surrounding areas.”
In addition, the letter states that compliance with the Florida Administrative Code 69A-42: Uniform Fire Safety Standards for Mobile Home Parks and Recreational Vehicle Parks is mandatory.
Setbacks must be adhered to unless one of the following conditions is met:
The exposed composite walls and roof of either structure are without openings and constructed with materials that provide a one-hour fire resistance rating.
A one-hour fire-rated barrier separates the structures.
The Bradenton Beach City Commission meeting will be held at 6 p.m., Thursday, Nov. 7 at the Katie Pierola Commission Chambers, 107 Gulf Dr. N.
BRADENTON BEACH – City Building Official Darin Cushing addressed condemnation questions and outlined the next steps for homeowners at the Pines Trailer Park and many at the Sandpiper Resort Co-Op who received letters assessing their mobile homes with substantial damage due to hurricane-related flooding.
“People are throwing the word condemned around, but no trailers have been condemned, yet,” Cushing wrote in an Oct. 25 email to The Sun. “There are a few in the Pines that are pretty wrecked, so we will cross that bridge when we get to it.”
“We’re doing this part first but then we’re going to be looking at the ones that are going to be condemned completely, those where the walls are gone,” he told The Sun.
At an Oct. 17 city commission meeting, Cushing outlined FEMA guidelines and city ordinances about hurricane-related flooding of mobile homes.
On Oct. 24, letters went out to unit owners at the Pines and owners of affected units at Sandpiper Resort Co-Op stating his initial assessment indicated that their homes may meet substantial damage guidelines.
“It just happens that in the Pines, that was every unit, as they all took on some level of water inside,” he wrote. “In Sandpiper, there are some units that do not indicate this, as they are elevated above the level of the floodwaters that were incurred citywide.”
The Oct. 24 letter reads in part: “As a result of a ‘substantial damage’ assessment, the City of Bradenton Beach believes that your structure lies below the Base Flood Elevation (BFE) and may have received damages exceeding 50% of the pre-damage structure value as a result of the impacts of Hurricanes Helene and Milton that struck Anna Maria Island on Sept. 25 and Oct. 9, 2024. This assessment is being made for all structures within the city, as the entire city lies below the required Base Flood Elevation (BFE). The assessment was based upon a ‘windshield survey,’ an assessment of the extent of visible and determined flooding. It is not however absolute, as the city did not assess the extent of damage inside of the structures identified.”
The letter continues: “The City of Bradenton Beach participates in the FEMA National Flood Insurance Program (NFIP) and has adopted a floodplain ordinance through which it regulates new development, maintenance and improvement of existing structures, and instances of catastrophic impacts such as these two consecutive hurricanes. After destructive, flooding events such as Hurricane Helene, the City is required to initiate a “Substantial Damage” assessment of impacted structures. In this context, the term substantial damage means, “damage of any origin sustained by a structure whereby the cost of restoring the structure would equal or exceed 50% of the market value of the structure before the damage occurred.”
Cushing said he will be conducting in-person substantial damage assessments of the mobile homes.
“This is standard operating procedure for floodplain management. Similar letters will also be going to any and all building owners in the city where the initial assessment indicates that there may be substantial damage to their building,” Cushing wrote in his email. “The next step will be a more detailed assessment, where dollar values of damages will be compared to the replacement cost of the unit.
Cushing said the difficulty in assessing the value of mobile homes is that the county property appraiser does not assess the value of mobile homes.
“Owners, if they wish to contest our initial assessment, will be afforded the opportunity to have the more detailed assessment done, but they will have to have a private appraisal done, by a licensed appraiser,” Cushing wrote.
Permits are required for all repair, maintenance, and/or redevelopment of damaged structures. Failure to comply with permit requirements may result in fines through the City’s Code Compliance Department, Cushing advised in his letter to homeowners.
“A precise determination of the extent of damage is essential through the city’s permit processes and a substantial damage determination package can be provided,” his letter stated.
BRADENTON BEACH – Since receiving the news from the city building official on Oct. 17 that FEMA guidelines triggered a city ordinance requiring the Pines Trailer Park mobile homeowners to either vacate or elevate their structures, they have been waiting for a statement from the ownership.
Developer Shawn Kaleta, manager of the Pines Park Investors LLC that owns the Pines Trailer Park, said on Oct. 25 that he will issue a statement about the future of the Pines once the city makes all details available to him.
Kaleta was invited by Manatee County officials to speak about the state of the hospitality industry at a press conference at Manatee Beach. He touched briefly on the Pines during his presentation and following that, he spoke to The Sun.
“I have not confirmed anything, there’s not much I can say until I have the details,” Kaleta said. “I’m committed to get something out as soon as possible. We all don’t like a state of uncertainty. Give us the answer, give us the resolution. I want that so I know what step two and three is.”
Kaleta said the plan for the park was, and still is, to have it remain as a mobile home park for the next generation.
“The deal, when I bought it, is public. I have to keep it like that, with no intent to develop; nor do I have that intent,” Kaleta said. “Now I have to figure out what it will be – RVs, mobile homes or something else?”
Kaleta said the property purchase by the LLC took place on Sept. 30, 2023 and since then there has been water in the units three times.
“At the end of the day, it’s Florida and it’s ground level,” he said. “I’ve been an advocate of making sure all the buildings we’ve built meet all the codes. Again the plan for this park is to remain what it was for the next generation. I can’t make determinations or statements until I have all the facts.”
Kaleta said he has yet to get anything in writing from the city of Bradenton Beach.
“I’m in the dark as to what will be done,” he said. “My understanding is once water has reached the floor, that FEMA does not allow those to be on the ground. They need to be elevated to a certain standard with pilings.”
He speculated that given the age of the Pines mobile homes, he didn’t know if it would be structurally feasible to raise them.
“My heart just goes out to everyone that’s affected, whether this is their first, their second or their third home,” Kaleta said. “Obviously we would prefer to have those residents there and be able to have that as the business situation we planned on having for 20-30-40 years down the road. This was not a short-term investment.”
He said his representative Sam Negrin will be releasing a formal statement.
“Sam is the one leading it and I want to make sure he gets the message out,” Kaleta said. “I’ve told him I would like it out today, but we have to have the details and the facts so we know what we’re talking about.”
BRADENTON BEACH – Pines Trailer Park residents Mary Mox and Lesley Mullaney are among those who’ve been told their mobile homes are considered uninhabitable, mostly due to flood damage sustained during Hurricane Helene.
Citing FEMA substantial damage guidelines and the city’s floodplain ordinance during the Oct. 17 city commission meeting, Bradenton Beach Building Official Darin Cushing offered his assessment that the flood-damaged mobile homes in the Pines Trailer Park are uninhabitable; as are the flood-damaged homes in the Sandpiper Resort Co-Op mobile park at the north end of the city.
After Thursday’s meeting, Mox and Mullaney sat on fellow Pines resident Joe Klingler’s swinging chair and lamented what’s transpired since back-to-back hurricanes struck the mobile home park they’ve long called home.
Trying to find a glimmer of joy in a devasting scenario, Mox and Mullaney joked about the amount of time they’ve spent on Klingler’s swing over the years.
“We’re the two old ladies that constantly bothered him, and he loves it,” Mullaney said.
Mox, an Ohio native, lived in the Pines seven months a year. Mullaney, a New York native, lived there full-time and has no other home.
Many Pines Trailer Park residents attended Thursday’s city commission meeting. – Joe Hendricks | Sun
When asked about the city meeting, Mox said, “I was disappointed. I really was.”
“At one point I felt we were being scolded, and that they felt that it was all about them and how hard they’ve been working,” Mullaney said. “Yes, they’ve been working hard every day and night. I get it, but these are our homes. This is my only home.”
“How long do we have to sort through stuff to try to keep pictures and stuff like that?” Mox said. “We don’t know.”
“We don’t know anything. I feel defeated and sad,” Mullaney said.
“I feel very let down,” Mox said.
The watermarks on this home in the Pines Trailer Park show how high Hurricane Helene’s floodwaters rose. – Joe Hendricks | Sun
Mulaney and Mox hold little hope that park owner Shawn Kaleta and his investment partners will provide any assistance or relief.
“I think we all know that,” Mullaney surmised.
During Thursday’s meeting, a Pines resident noted many in the park had already paid their October lot rent by the time the back-to-back hurricanes struck.
“I was wondering if there was any way to get our money back from the owner,” one resident said. “Our places are unlivable.”
In response, Kaleta representative Sam Negrin said, “It seems there’s a misconception there is just one owner. There are over 10. It’s an investment conglomerate. We cashed the October rent checks because we still have to pay our very high mortgage on the property. This will have to come up for discussion and there will be compassion shown.”
Then, now, next
“My husband’s been coming here for 76 years. We’ve been married for 54 years,” Mox said. “We came every year with our kids and we bought in here 32 years ago. We have supported this Island with our hearts and souls and the gal that spoke up for us at today’s meeting is to be commended. She said everything perfectly. We’ve been working for two solid weeks, pulling stuff out and trying to do things right and no one ever came along and said you might want to hold up. Basically, we’re out here by ourselves with no guidance from anybody.”
“My mom lived in #2 for over 17 years,” Mullaney said. “My husband and I would come down on vacation. We just loved it here. We couldn’t wait until we retired so we could buy a place here, and that’s what we did. I’m glad my husband just passed away because this would have killed him. He loved this place.”
These were among the more colorful mobile homes in the Pines Trailer Park. – Joe Hendricks | SunThe mobile home on the left bears the moniker “Reel Lucky” and the one on the right says, “One more day.” – Joe Hendricks | Sun
Mox is currently staying at a friend’s vacant mobile home in Palmetto. Mullaney didn’t say where she’s staying.
As for what’s next, Mullaney, said, “I have no idea. This is my only home. Everything’s gone. When the claw came to pick up the stuff that we had emptied from the house, it was just a sickening sound. It went right through your bones. It was awful. I keep thinking I’m going to wake up from this nightmare and it’s not happening. I’m just going to put on by ‘big-girl’ panties and move forward.”
(Sun reporter Leslie Lake contributed to this story. The Oct. 17 city commission meeting video is archived at the Anna Maria Island Sun Facebook page.)
