The Bradenton Beach City Commission denied an April 17 request to operate a paid parking lot at 2000 Gulf Drive N., but approved limited use of the lot to support rebuilding.
Property owner Gayle Luper applied for a temporary use permit after hurricanes Helene and Milton destroyed the Bungalow Beach Resort’s cottages in 2024. After clearing the site, Luper graded and graveled the lot, which she was using as a paid parking lot — until city code enforcement shut it down.
“The site was graded without the city’s knowledge for a parking lot,” city planner Luis Serna told commissioners during an April 17 public hearing. “No permits or authorizations were granted by the city.”
Serna said the parcel is zoned R-3 residential, which prohibits standalone parking lots. While parking is allowed on the property, it must be “ancillary to the primary use” — in this case, a resort.
“We recommend that the parcel not be used for parking or other activities of the resort unless the owner demonstrates that the proposed use or designs are consistent with the district use or standards,” Serna said.
Luper disagreed and claimed Serna gave her verbal approval. “On Feb. 3, I put in a permit but on Feb. 4, the next day, he (Serna) called and said, ‘We don’t have an issue with it,’” Luper said.
She added that the lot was not a new development but a restoration of the pre-existing use. “Since it’s a non-manmade disaster,” Luper said, referring to the hurricane damage, “we have an absolute right to continue operations as we did before.”
Luper, represented by attorney Stephanie Armstrong of Armstrong and Partners in Tampa, argued the paid lot would be a revenue source while the resort is rebuilt. She also said the resort includes other properties and parking could serve guests and the public.
“We are asking that Mrs. Luper be continued to use her property in the same manner as has been previously used, charging a resort fee (for use of the lot),” Armstrong said.
Commissioners, however, raised concerns over zoning, safety and impact to neighboring residences.
“The rebuilding of the resort — we are all on board. We want that to happen as quickly as possible,” Commissioner Debbie Scaccianoce said. “The question is about making this a paid parking lot.” She warned against “setting a precedent about making a paid parking lot every time someone demolishes a building.”
Others also voiced concerns, including Commissioner Scott Bear, who addressed public safety, especially given the lot’s entrance near the intersection of Avenue C and Gulf Drive, which includes a curve with limited visibility.
Neighbor Chuck Shoemaker, who lives next door at Coquina Beach Club, also objected. “My heart goes out to the Lupers. They are wonderful people,” he said. “But I do have concerns for the parking lot there.”
Shoemaker cited worries over traffic, noise and litter. His concerns were echoed by other residents of Coquina Beach Club who attended the meeting and spoke during public comment.
After deliberation, Commissioner Ralph Cole motioned to approve a temporary use permit for the lot limited to resort patrons, staff and construction crews. The motion passed 5-0.