[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6329170,"mediaKeyId","2316438-6569724cfb06e47f0dd2790650036156","parentId",2316438,"title","Council transmits text amendment to allow density increases in coastal high-hazard areas; Westminster redevelopment to return for adoption","audioSeconds",3717,"startMs",5701000,"endMs",9418000,"viewUrl","/Search/View?dp=1&key=2316438-6569724cfb06e47f0dd2790650036156&start=5701&end=9418","thumbnailUrl","https://assets.pipeline.soar.com/2316438-6569724cfb06e47f0dd2790650036156/thumbnail_5701000.jpg","articleUrl","/articles/6329170/Bradenton-City/Manatee-County/Florida/Council-transmits-text-amendment-to-allow-density-increases-in-coastal-high-hazard-areas-Westminster-redevelopment-to-return-for-adoption","mediaUrl","https://secure.pipeline.soar.com/6329170-cd0dd56da53f29081a7a6bded2e681b0/orig.mp4?Expires=1771172572&Signature=gw3g7e2ZNsz4lHLm2prM2R1d1CETcVlaYmY3q3yMSx8QFci5bKE6NP42EmVC1RRjXy5aU-tfBJe3ieICvIGmVitlhRO9kWcfTycP2UANe9joyBP80ZufgUT9rAj~tXrRLEddmit0-0RT8QKf92jHIUvwTtt1C6-cfVBCEY1xreKaZtjJWTkPwRKosMXRQYtOvVDgGyn5mq59nske4HoR0AbcYZW-FSmY8OWxFVaBW6RWfppmJBniSPMJAEp8AWZBjl5ez0O4dhkJxKD2DNbRrxMUfFgfF3oFi4uMehJU0bG6iHQOBvGhS6XSYRPBmYAu3Dj0l46U7os47rED6jTCaQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Bradenton, FL","date","2025-02-14T17:49:32Z","article","Bradenton City Council voted 5–0 on first reading to transmit to state review a comprehensive-plan text amendment that would permit, under narrow circumstances, increases in residential density inside the city's Coastal High Hazard Area (CHHA). The ordinance (4035) was filed by Westminster Communities as the first step in a three-part request that also includes a future land-use map amendment (ordinance 4036) and a rezoning to T5 Urban Center (ordinance 4037).

The proposed text change would align city policy with Florida statutes that allow CHHA density increases if a development shows specific mitigation measures — chiefly a binding development agreement, a conceptual plan, and an evacuation protocol that preserves an “out-of-county” evacuation time for the site’s most vulnerable residents. Westminster officials and their legal counsel said the amendment is needed to allow redevelopment of the 15.8-acre Point Pleasant campus at densities that preserve the community’s historically built population while replacing aging buildings that the applicant says are nearing the end of useful life.

Westminster presenters (including CEO Hank Keith, counsel Patricia Petraf, and planner Katie LaBarre) told council the campus was built decades ago at higher density than the current Future Land Use designation allows and that without the change many residents could not be returned to the campus after a major disaster. The applicant’s conceptual plan, submitted with the application, calls for phased redevelopment with a first phase of roughly 30 new units and later phases that together would create about 537 “equivalent dwelling units” on 15.8 acres — roughly 34 dwelling units per acre. Westminster said that number is slightly below the historic development density and below the UCBD (Urban Central Business District) maximum of 40 units per acre.

Planning staff and the City Attorney said the text amendment would be citywide (not site-specific) and recommended that the change require a development agreement and a conceptual site plan to be approved concurrently with any future map amendment that increases density. Staff noted the Planning Commission split on the request — a 2–2 vote that resulted in no official Planning Commission recommendation on the map and rezoning items; staff emphasized the high bar in state statute for approving CHHA density increases.

Opposition from Point Pleasant residents focused on construction impacts, traffic on narrow neighborhood streets (First and Third Avenues and Fifteenth Street West), pedestrian safety, wastewater and stormwater capacity, and the prospect of up-to-12-story buildings adjacent to single-family homes. Speakers argued the application should not move forward without detailed infrastructure capacity and traffic analyses and stronger neighborhood protections. Westminster representatives and several supporters said the developer will phase the work, maintain evacuation plans that have been stress-tested, and invest in utility and seawall improvements; they also pointed to the potential $250 million total economic impact and to taxable residential units in future phases.

Council discussion focused on the legal framework and on required safeguards. Councilmembers asked staff and the applicant to prepare a detailed development agreement for second-reading consideration; staff confirmed the development agreement would address mitigation, maximum density, phasing, heights, and infrastructure commitments before any final map amendment or rezoning would be adopted. By unanimous vote the council transmitted Ordinance 4035 to the state for the statutorily required agency review; the other two ordinances will return for second reading after state review with the development agreement attached.

Why it matters: The text amendment — if ultimately adopted — would change how the city treats redevelopment in coastal flood-prone areas, with potential long-term implications for other historically developed parcels in Bradenton. Council members described the vote as a procedural step (transmit for state review) rather than final approval of Westminster’s full redevelopment plan.","mediaType","Video","parentTitle","Bradenton City Council Meeting, February 12, 2025","oneSentenceSummary","Bradenton City Council voted unanimously to transmit a comprehensive-plan text amendment (Ord. 4035) to the state that would allow, under state law and a city-approved development agreement, increases in density inside the city's Coastal High Hazard Area.","taxTitle","Bradenton City, Manatee County, Florida","taxId",12477,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6329173,"Council permits Lost Kangaroo sidewalk cafe with alcohol sales, keeps sidewalk access rules",550,4849000,5399000,"/Search/View?dp=1&key=2316438-6569724cfb06e47f0dd2790650036156&start=4849&end=5399","https://assets.pipeline.soar.com/2316438-6569724cfb06e47f0dd2790650036156/thumbnail_4849000.jpg","/articles/6329173/Bradenton-City/Manatee-County/Florida/Council-permits-Lost-Kangaroo-sidewalk-cafe-with-alcohol-sales-keeps-sidewalk-access-rules","https://secure.pipeline.soar.com/6329173-f7f674784d42aff81c71eb67feddf7b1/orig.mp4?Expires=1771172572&Signature=amLmQAEEEXzZF~3zhPxZaElpbimSHswhqtw~6rehj-forERnblJ4PB4qbtUcrpOr~s3RLtkAJyBTRzb3R9s9o6WnHQliZPW9FwbpeX0bmb-r3lLpc29kZr50nCIbdcCUL9diljpwSQhjbLSXDsFu5UnmeiZKQp~Lf2Q8o0ccwiHfSTY46P~JIu6pHQR7FqRUDCCYWcGHj~rHVhSjjwq-04jqPS41z40xvW0HXBjq817QJhAAeeDFEmakW-MoI-q2zPEe8lVm~5kpcrSMm~KnMtau1RoQyC6jpdOFz4zEqRcFmUwp7O4zYxzkohTICGhYXP3a-iJAHy5QobNx-bNbDg__&Key-Pair-Id=KUT5TJCACFTXG","Bradenton City Council unanimously approved a special-use permit (Resolution 25-03) to allow Lost Kangaroo, at 406 Twelfth Street West (Old Main Street), to operate a sidewalk cafe that serves alcoholic beverages on the adjacent public sidewalk.

Owner Robert Woodring told council Lost Kangaroo has operated on that block for more than 15 years and requested formal authorization to continue food and alcoholic beverage service at four sidewalk tables (12 seats) and two heavy benches. Assistant Director Greg DeLong told council that under the city’s form-based code sidewalk cafes with alcoholic beverage sales require council approval; the code permits sidewalk cafes with up to 20 seats administratively if no alcohol is served.

Staff and the Planning Commission recommended approval with standard conditions. Those include: maintaining at least a five-foot pedestrian clearance on the sidewalk for ADA access, removing movable furniture nightly, providing an indemnity agreement for use of the public sidewalk, and obtaining all state and local licensing for selling alcohol. DeLong said the applicant asked that two heavy wooden benches remain on the sidewalk when the business is closed and council approved that request as part of the permit.

Planning staff and the commission found the request consistent with the city’s comprehensive plan and the form-based code’s goal of an active, walkable downtown; the Planning Commission recommended approval (4–0). Council approved the stipulations and the sidewalk-cafe permit by a 5–0 vote. Council and staff said they will inspect the public sidewalk to ensure the 5-foot ADA clearance is maintained and that the Downtown Action Team and Public Works will coordinate upkeep.

Why it matters: Downtown sidewalk cafes are a long-standing part of Bradenton’s Main Street character; this decision formalizes the Lost Kangaroo’s operation and clarifies conditions for pedestrian access and liability while allowing the business to continue outdoor service.

","The council approved a special-use permit allowing a sidewalk cafe serving alcohol outside Lost Kangaroo (406 12th Street West), with conditions including a 5-foot ADA clearance and limits on removable furniture and indemnity agreements.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6329178,"Council OKs special-use permit for Manatee Avenue reception center, caps hours at 10 p.m.",2805,2023000,4828000,"/Search/View?dp=1&key=2316438-6569724cfb06e47f0dd2790650036156&start=2023&end=4828","https://assets.pipeline.soar.com/2316438-6569724cfb06e47f0dd2790650036156/thumbnail_2023000.jpg","/articles/6329178/Bradenton-City/Manatee-County/Florida/Council-OKs-special-use-permit-for-Manatee-Avenue-reception-center-caps-hours-at-10-pm","https://secure.pipeline.soar.com/6329178-30542bbc2483049092ee7f5a69414e24/orig.mp4?Expires=1771172572&Signature=ji4aY2ohRZo0qPWKo6yJ-lcjDFBtADTeQZ-OoIU7ifImqRh-XtXM67EQIOT2Kuvl9BXbk9rM7aupFjyEpqloxztF-T948f28WBfYq7AGeZ24FtKSEtu1V8gTzjOzrG8RoYjrPgwf9ClUjaClRwoQTjKv1rYuT9IOmuDPl2NF6nAbbVtyO0OdEZKysOXa0MDucnTpBmJzecA2jwM30LO-o8lrP2S5USNq~tQ9eVM3~W5dJjyKNJ~idefR7URndK5wiPTZO2nfmNbC-veZn6m7zaf58skelXakDNPBvafZ5WDqQzNm1RGj2Ghy6Ue5mb7dXbZEiNudWqIxRGZfQ6QE3Q__&Key-Pair-Id=KUT5TJCACFTXG","Bradenton City Council on Wednesday approved a special-use permit to allow a reception center (sometimes described as a \"club\") at 1720 Manatee Avenue West, a waterfront property along Weyers Creek, subject to several conditions intended to limit traffic and late-night impacts.

The council voted 4–1 to adopt the staff-and-Planning-Commission stipulations but to shorten the allowed end time for events from midnight to 10 p.m. daily. Vice Mayor Kramer moved approval with the hours modified; Councilmember Moore seconded. The motion carried 4 to 1.

Staff and the applicants said the owners want to formalize a use that has been operating on the site and to allow primarily outdoor, waterfront events with limited interior space. Assistant planning director Greg DeLong told council the site currently has nine on-site parking spaces and that code allows a planning director to approve off-site parking within 400 feet for nonresidential uses. The applicants presented a signed agreement with First Presbyterian Church to provide overflow parking roughly 700–750 feet away; council approved a stipulation allowing the applicant to rely on that agreement but capped a baseline on-site attendance at 27 people unless an off-site parking agreement is presented and recorded. If the recorded agreement is in a form acceptable to the city, the approval allows a maximum capacity up to 150 attendees subject to later building-occupancy determinations by the building official and fire marshal.

DeLong said the site is in the Urban Village (UV) zoning district, where docks are currently not permitted; he noted the property has an installed floating dock that was put in without an explicit permit and raised the dock question with council during the hearing. The council did not change the city’s UV rules at the meeting, but DeLong and the applicants said they would pursue a separate process if the dock is to be allowed.

At the hearing neighbors and council members raised noise and safety concerns because much of the proposed use is outdoors. As a result, council added a condition capping end times at 10 p.m. for events; DeLong noted the city’s noise ordinance would still apply and building and fire upgrades would be required because changing the building’s use to assembly requires a change of occupancy and life-safety modifications.

Planning staff recommended denial in its report on consistency with the city’s Urban Village goals; the Planning Commission had recommended approval with stipulations at its January 15 meeting by a 4–0 vote. DeLong and the applicant said the reception center will have no on-site cooking, will rely on catered or prepared food, and will require a change of occupancy and fire/building code corrections before operations expand.

Council conditions recorded with the approval include: a change-of-occupancy approval, hours limited to 10 p.m., a recorded parking agreement with First Presbyterian if off-site parking will be used, installation of a right-turn-only sign on egress from the site, a prohibition on on-site cooking, required permits for any food trucks, and a cap on baseline attendees (27) unless an acceptable parking agreement is recorded that would allow a larger capacity (up to 150). The council also directed staff to verify the dock status and follow up on any needed enforcement or ordinance amendments.

The decision authorizes a use type called \"club\" in the staff report to cover reception center/bannquet activity because city code does not explicitly list \"reception center.\" DeLong said the club designation allows alcohol sales; staff had considered \"private event\" but that use type does not allow alcohol sales under current code.

The permit carries conditions the city will enforce through code enforcement and building inspections; staff said the applicant will have to meet life-safety requirements before holding larger events. The applicant said the property owner and tenant have paused events until entitlements are finalized.

Why it matters: The decision both recognizes an existing local venue and imposes conditions intended to limit late-night noise and pedestrian/traffic risks near a residential area across the waterway. The council also highlighted unresolved questions about docks and waterfront rules in the Urban Village zoning district.","After public comment and planning staff review, city council approved a special-use permit to allow a waterfront reception center at 1720 Manatee Avenue West, with conditions on parking, capacity and hours; council also asked staff to address a dock installed without current approval.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6329164,"Council reviews storm response, FEMA reimbursements and emergency-pay policy; legal review ordered",539,10474000,11013000,"/Search/View?dp=1&key=2316438-6569724cfb06e47f0dd2790650036156&start=10474&end=11013","https://assets.pipeline.soar.com/2316438-6569724cfb06e47f0dd2790650036156/thumbnail_10474000.jpg","/articles/6329164/Bradenton-City/Manatee-County/Florida/Council-reviews-storm-response-FEMA-reimbursements-and-emergency-pay-policy-legal-review-ordered","https://secure.pipeline.soar.com/6329164-d64e1134d7f403bd30fdd56e8f268a9b/orig.mp4?Expires=1771172572&Signature=j2jn3u7N5R6~6Q~bhmtUl7TEMfDUXW3A3PbzPC~nQCaNnisnir3YKEDjL-OiAVV6PvWrTdL99hvzew82XySzzbIMRcMwCM8AVNCRM0UBzs1AAMWeZGqTlJgwMxE76A5DsKTCow3YlWdPhGh9r0-kGpTGpU8PtJoAz87lYiME690OHcAbvgZZqoRGq9i67ds3p3W7JDx6YeDXpU6rqXRX8rRvodlY2lhEE0Dtu-3t8R8NN9PzHS1XW~bu9kdmX-nBCS384YdPzleUaR76662jBaFxrw4QtValaQOOQ0jemvxlQKj5u9BvpQRrVMsKNkp1xCagAcNBMRaxT7sXLkxsFA__&Key-Pair-Id=KUT5TJCACFTXG","City Administrator Rob Perry and department leaders briefed council on the city's emergency operations following a series of storms in late 2024 and early 2025 and on a proposed revision to the city's emergency-pay policy. Administrators described multiagency incident-command work from the city's Public Safety Operations Center (PSOC), coordination of debris-removal and protective measures and early reimbursement from FEMA programs.

Perry said the city received about $2.6 million on an expedited debris-removal (Category A) claim and that staff have identified more than 40 public-works projects that may qualify for FEMA public-assistance funds; staff estimated preliminary permanent-work needs at more than $10 million and noted the scope will evolve as inspections and engineering reports are completed. City staff also described Category B protective measures the city deployed (temporary street signs, emergency fencing and lift-station repairs) and said an expedited reimbursement process is underway.

The council then discussed a proposed revision to the city's emergency-pay policy. The draft the city circulated would pay premium (time-and-a-half) compensation to employees performing emergency work during declared emergencies; staff proposed a threshold whereby certain very-high-paid executive positions (annual pay above a specified threshold) would receive straight time rather than premium pay, and they proposed the policy be reviewed annually. Several council members expressed concern about FLSA (Fair Labor Standards Act) compliance and the risk that FEMA or state auditors could deny reimbursement for improperly documented premium pay; others said staff who worked long shifts, slept at the PSOC, or left family obligations to operate the emergency response deserve premium pay.

After extended discussion councilmembers asked the city to obtain a legal opinion from labor counsel on how the policy aligns with FLSA rules, bargaining-unit contracts and FEMA reimbursement criteria. Council did not adopt the revised policy at the meeting; members said they want a legal review and a narrowly tailored policy that aligns with auditors' expectations and with collective-bargaining agreements.

Perry and public-works staff described several significant storm-related emergency expenditures that staff are pursuing for FEMA reimbursement: emergency street-sign replacement (about $265,000), roof repairs that were performed for storm damage, and sanitary sewer and stormwater lift-station repairs. The mayor and staff said improvements to water, sewer, and lift stations — and possible public-private infrastructure partnerships for capacity upgrades — will be discussed further in upcoming sessions; staff said they will follow up with a schedule for infrastructure improvements and potential contract models.

Why it matters: The city intends to recoup large emergency costs via FEMA and state programs, but reimbursement depends on documentation, procurement rules and policy clarity. Council directed staff to get a legal opinion before finalizing the revised emergency-pay rules to reduce audit and reimbursement risk.","City staff briefed council on emergency operations after three storms and the financial implications including debris-removal reimbursement; council discussed proposed changes to emergency pay rules for senior staff and agreed to seek labor-law counsel before adopting revisions.","actionData","errors"]

Article not found

Council transmits text amendment to allow density increases in coastal high-hazard areas; Westminster redevelopment to return for adoption

Council permits Lost Kangaroo sidewalk cafe with alcohol sales, keeps sidewalk access rules

Council OKs special-use permit for Manatee Avenue reception center, caps hours at 10 p.m.

Council reviews storm response, FEMA reimbursements and emergency-pay policy; legal review ordered