Bradenton makes citywide change to OK Westminster Point Pleasant expansion
Bradenton leaders approved a controversial proposal that will allow a waterfront senior living facility to expand its footprint, despite opposition from neighbors in the historic district.
On Wednesday, the Bradenton City Council approved three land use changes after an hours-long meeting filled with public comment representing voices for and against the zoning and comprehensive plan changes. Councilwoman Lisa Gonzalez Moore voted against two of the ordinances.
These zoning changes will increase the allowable units for Westminster’s properties by 137 units and allow Westminster to build up to 12 stories, including 10 habitable stories above two levels of parking.
Residents who live near Westminster say they’re concerned about how new development will impact the neighborhood’s wastewater system and aesthetics of the historic Point Pleasant community.
Westminster Communities of Florida is a non-profit organization with faith-based senior living communities that offer independent and assisted living, with two locations in Bradenton. The Westminster Point Pleasant community at 1533 Fourth Ave W. spans nearly 16 acres.
The first ordinance was an amendment to the city’s comprehensive plan that would apply to all properties within the Coastal High Hazard Area (CHHA). It makes it possible for properties in those areas — which make up about 28% of Bradenton — to apply for increased density, subject to city council approval.
The other two ordinances were specific to Westminster and changed the property’s zoning from residential to the Urban Core Business District. The Urban Core Business District is a mix of downtown commercial development and high-density, multi-family residential areas.
Westminster acquired properties in the Point Pleasant area to increase its footprint from about 11 acres to 16 acres. While the organization is planning an expansion, representatives say they want to continue connections with the neighbors.
“We’re not here to infringe, we’re here to enhance,” Patricia Petruff, an attorney representing Westminster, said.
Why the ordinances were brought to council
While Westminster has plans for an expansion, Westminster representatives also said the zoning amendment would bring the property out of non-conforming designation.
City officials are “not sure” how it happened, but Westminster’s property exceeds the permissible density for that zone. Councilwoman Marianne Barneby speculated that it may have happened when the city switched to form-based code in 2011.
That said, if a hurricane destroyed Westminster — located on the Manatee River and Wares Creek — the facility would not be able to rebuild to its current condition. Without these zoning changes, Westminster would sacrifice several stories and units if it needed to rebuild.
Westminster representatives said there are plans to add 30 to 40 units in the short term, with 100 to 180 additional units planned in the long-range vision.
With the new zoning ordinance that passed on Wednesday, Westminster can increase to 537 units on its 16 acres, which is 34 units per acre. According to the development plan, 34 units per acre is the maximum allowance.
The development plan also allows Westminster to build up to 10 stories of habitable floors above two stories of parking.
Residents concerned about historic neighborhood
The nearby historic community is zoned specifically as the Point Pleasant Neighborhood Conservation District, and residents who live there worry the increased density may increase the problems they already experience.
“It looks like the city is playing favorites with Westminster,” Point Pleasant resident Constance Frazier said. “Westminster is getting a free pass at the cost of a historic neighborhood and a special downtown area.”
Residents who neighbor Westminster say they’re worried how a new development will impact the aesthetics of the historic neighborhood.
“It’s not just one or two historic homes,” resident Donna Mathias said. “It’s a historic neighborhood.”
Some of Point Pleasant’s historic homes date back to the 1890s and early 1900s, including the former home of a past Bradenton mayor, Whitney Curry.
Around 1965, a retirement apartment home came to Point Pleasant, which would become Westminster Point Pleasant, according to Manatee County historical resources.
Clare Ward owns one of the oldest homes in Point Pleasant, dating back to 1898. On Wednesday, she told city council members she was concerned how new construction would impact her home.
“My home is 127 years old with original wooden windows and door frames, it’s just beautiful,” Ward said. “The heavy machinery vibrations, it’s going to cause foundational cracks, costly damage…my home, like many in Bradenton, wasn’t built to withstand such intense nearby development.”
Another one of the residents’ chief concerns is the impact the increased density may have on the city’s aging infrastructure.
Near the Point Pleasant neighborhood is Lift Station 8. Though the city intends to address concerns at that lift station through its multi-million-dollar “Face it, Fix it” plan, residents say the existing infrastructure can’t handle the neighborhood as it is now.
“There are nights I can’t sleep because of the smell,” Frazier said about the aging wastewater infrastructure.
Frazier and Mathias also started a nonprofit called “Protect the Point” to preserve Point Pleasant’s history by voicing opinions about new developments and redevelopments near the neighborhood.
Jane Graham, an attorney with Sunshine City Law, represented Protect the Point at Wednesday’s meeting and argued the city’s intent to pass the ordinances was “inappropriate” since it focuses on Westminster. She also claimed there was a lack of adequate information.
“It borders on recklessness to allow one developer with unique circumstances…to dictate a policy that impacts not just 28% of Bradenton property, but the safety of the city’s most vulnerable residents,” Graham said.
In the latter part of her statement, Graham mentioned safety concerns with increasing density in a CHHA, which would be evacuated in major storms.
Staff respond to resident concerns
City Administrator Rob Perry responded to residents’ concerns about infrastructure and safety at the meeting.
He said it would be “impractical” to complete the infrastructure upgrades first, since the citywide wastewater projects total $16 million.
That’s why, in the development agreement with Westminster, the city stipulated the applicant must show the proper infrastructure is in place to handle the project.
If upgrades are required, the developer must make improvements or “participate in a City-initiated infrastructure improvement where it will be required to pay its proportionate share of the cost of improvements,” the agreement states.
Perry also assured residents that the city works closely with Manatee County Government during hurricane evacuations and is in close contact with Westminster to provide updates during those times.
Council votes in favor of Westminster
After hours of public comment, the Bradenton City Council had little debate about the three ordinances, one of which would have citywide impacts.
“They’re a great partner, they’re a jewel in our community and I want them to shine,” Councilwoman Jayne Kocher said.
The first ordinance was a change to the CHHA and will impact over 4,000 parcels around the city, which is about 28% of the city’s total area. This amendment makes it possible for the city council to consider applications to increase density of properties in the CHHA.
The other two ordinances were specific to Westminster’s property — one changed its zoning type to increase density while the other changed its designation on the land-use map to allow for more types of uses.
Councilwoman Lisa Gonzalez Moore suggested the city take a step back and examine other possibilities, like creating a special district for Westminster, rather than changing the property’s land-use and density forever. Moore commended Westminster’s work, but she voiced concern about what could happen if the property changes hands.
“I think there’s a better process that would get us to the same place,” Moore said.
Staff also mentioned the Planning Commission reached a tie vote for these two ordinances in a previous meeting, something that Moore said was notable. However, when it came to the final vote, the council approved the last two ordinances with a 4-1 vote, with Moore dissenting.
