Bradenton greenlights higher density in regions at risk of storm surge.

Bradenton approves more residential density on land at risk of storm surge

Bradenton has recently raised the allowable residential development density along its high hazard areas, particularly those along city shorelines vulnerable to storm surge flooding. This adjustment was primarily made to facilitate the expansion of Westminster Point Pleasant, a retirement community located at the intersection of the Manatee River and Wares Creek.

Established in 1954, this retirement community predates modern zoning laws. The current regulations would hinder the community’s ability to rebuild post-hurricane, leaving residents potentially homeless. The recent proposal not only addresses this issue but also allows for a 137-unit expansion of the facility.

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The city staff indicated a potential complication: In order to permit this increase for Westminster Point Pleasant, the residential density across the city’s coastal high hazard area—a region comprising 4,000 parcels and accounting for 28% of the city’s total land area—also had to be increased.

Moreover, property owners will now have the option to redistribute density increases among various parts of their properties. Some policies in the city’s growth plan—such as the stipulation to “severely limit development in low-lying coastal areas”—have also been repealed.

The City Council unanimously approved the overall increase in residential density within the coastal hazard zones but stipulated that high-density proposals require city review for oversight.

The proposal to expand Westminster Point Pleasant, which was first up for review, received swift approval following the density increase. City staff has suggested a case-by-case evaluation to mitigate concerns related to the broader density amendments.

Councilwoman Lisa Gonzalez Moore voted against specific zoning changes related to the community, despite her support for the density increases. “The primary issue is that while the amendment was proposed with a particular property in mind, changes to the (coastal high hazard area) potentially impact 28% of the city’s jurisdiction,” noted Senior Planner Jamie Schindewolf and Planning and Community Development Director Robin D. Singer.

In response to concerns about the amendments, staff recommended some adjustments to align them with the City’s Comprehensive Plan and state statutes. One proposal involved requiring a development agreement, thereby allowing city oversight on compliance with safety and planning standards.

Additionally, council members approved modifications to the comprehensive plan to accommodate Westminster’s redevelopment plans. This project comprises 13 parcels totaling 15.9 acres, currently serving as a continuing care retirement community along with independent and assisted living facilities.

The rezoning would categorize the property as part of the Urban Central Business District, which permits higher density options of up to 40 dwelling units per acre—far surpassing the current cap of 238 units. Plans also aim to include amenities such as gardens, low-impact recreation facilities, and dining venues.