Highland Beach planning board unanimously recommends Seagate condominium fire‑pump structure

The Town of Highland Beach Planning Board voted unanimously to recommend approval of Development Order Application PZ‑26‑1, a major modification request from Seagate of Highland Beach Condominiums to construct a 472‑square‑foot fire pump structure at 3224 South Ocean Boulevard.

The recommendation, made at a special meeting of the Town of Highland Beach Planning Board, comes after the town planner and the applicant outlined that the new structure would house two fire pumps to serve the community’s four residential buildings and provide hose connections at the seawall and dock area. Town planner Alan told the board the project follows an October 23, 2025, variance that reduced front- and side‑yard setbacks to permit the pump structure, and that the applicant must obtain a building permit and initiate construction within two years if the Town Commission approves the modification.

Why it matters: The planning staff and the town’s fire official said the project addresses code compliance and fire‑safety limits at Seagate. The planning packet, staff said, includes site photos, an 11x17 plan set and a support letter from the assistant fire chief; the property appraiser record shows Seagate was built in 1970.

Technical and safety details: The board heard technical explanations about water supply and hydraulics. The town fire official (identified in the record as Len Walhav) said the proposal includes replacing underground piping and adding 8‑inch taps from the town mains, installing backflow preventers, and switching to CPVC ('blue brute') materials for fire mains. "The entire delivery system of water for fire purposes is being completely redone," Walhav said, adding that many existing pump rooms are too small to house modern compliant controllers and equipment.

Walhav described local supply pressure as generally 40 to 50 PSI — lower than some neighboring towns — which can limit the ability to deliver water up multiple stories. He said the new pumps will be diesel‑backed and that an on‑site hydrant will be added between buildings C and D so that truck pumps can access a hydrant within the code‑required distance.

Applicant response and site constraints: Jason Borden, the authorized agent for O and S Associates, told the board that many parking spaces at Seagate are deeded to individual units and therefore unavailable for relocation when considering alternative locations for the pump house. That constraint, Borden said, limited where the structure could be sited without requiring further variances or altering deeded parking.

Precedent and letter of support: One board member urged clearer record language explaining that the existing fire‑pump rooms cannot accommodate replacement equipment under current codes, saying that could be precedent for other properties. The fire official replied that the assistant fire chief's earlier letter supported the variance process and that the detailed explanation of room size limitations had not been included in that letter.

Vote and next steps: A board member moved to recommend approval to the Town Commission; the motion was seconded and passed on a roll call vote with all members voting yes: Member David; Member Exrod; Member Brown; Member Bobby; Member Powell; Vice Chairperson Rosen; and Chairperson Mendelson. The Planning Board will advise the Town Commission at its next meeting.

What was not specified: The transcript and packet did not identify funding sources for the work, the project’s total cost, or a construction start date beyond the two‑year commencement requirement if approved by the commission. The record notes that a building permit is required before construction begins and that hydraulic calculations were completed for the Seagate property but does not provide the full engineering report in the spoken record.

The meeting was adjourned; the Planning Board’s next regular meeting was announced for Thursday at 9:30 a.m.