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Highland Beach commission transmits comprehensive‑plan amendments to state after debate on zoning language
Summary
On Oct. 7 the Highland Beach Town Commission voted unanimously to transmit proposed amendments to the town’s comprehensive plan — an Evaluation and Appraisal Review and revisions to nine plan elements — to the Florida Department of Commerce for the required 60‑day review.
The Town Commission of Highland Beach voted on Oct. 7 to transmit proposed amendments to the town’s comprehensive plan — the Evaluation and Appraisal Review (EAR) and revisions to nine plan elements — to the Florida Department of Commerce (the state land‑planning agency) for the required 60‑day agency review.
Planner Ingrid Allentown and consultants from INSPIRE (Emily Guerrero, project manager, and Chris Daugherty, principal planner) presented a draft that updates data and analysis, extends the planning horizon to 2045, revises goals, objectives and policies, and updates the map series. The revisions reflect statutory changes, add a new data and analysis section, incorporate recent local studies (including a beach restoration feasibility study and a 10‑year water‑supply work plan), and add policies addressing coastal resilience and infrastructure. The draft also includes a new policy permitting floating solar on stormwater ponds where consistent with future land use categories and clarifies references to state agencies and chapters (for example, chapter 163, Florida Statutes).
Planning‑board recommendations were incorporated in part; staff explained the planning board’s suggested edits are identified in the packet and that final wording will be adopted at the second hearing after state review. Commissioners engaged in extended discussion about language that would expressly note the town’s interest in studying zoning and density tools (identified in the packet as a planning‑board recommendation). Several commissioners said that subject is important but asked that the comprehensive‑plan transmittal focus on required statutory compliance and that zoning‑density policy discussions be coordinated through the town’s strategic plan and a longer public process.
The commission approved a motion to transmit the amendments to the Florida Department of Commerce and other reviewing agencies, with direction that staff incorporate the commission’s comments — including softer language in future‑considerations sections — before final adoption. The state agency will issue an ORC (objections, recommendations and comments) report within 60 days; staff and the consultant will return the draft for an adoption hearing after addressing agency comments.
Key clarifications from the presentation and meeting record: - The amendments update nine plan elements (future land use; transportation and mobility; housing; infrastructure; coastal management and conservation; recreation and open space; intergovernmental coordination; capital improvements; property rights). - The plan’s planning horizon was extended to 2045 to meet statutory guidance. - INSPIRE’s data analysis concluded Highland Beach is effectively built out and projected little population growth over the horizon; consultant methodology follows county projections and professional practice. - The transmittal starts the 60‑day agency review process; objections or required changes will be addressed before an adoption hearing.
The roll‑call vote to transmit was unanimous: Mayor Natasha Moore, Vice Mayor Stern, Commissioner Chanofsky, Commissioner Goldberg, Commissioner Janovsky and Commissioner Peters all voted yes.
