HIGHLAND — Following nearly three years of meetings, surveys and public discussion, the Highland Town Board adopted a new comprehensive plan Tuesday night intended to guide land-use and policy decisions over the next decade.

Before adopting the plan, the board completed its review under the State Environmental Quality Review Act and issued a negative declaration, finding that the plan would not create any significant adverse environmental impacts.

The board also approved two changes based on comments received during the public hearing. The plan will now recommend increasing the minimum lot size in the town’s R-2 Residential-Agricultural District from three acres to five acres and repealing the Rural Commercial Floating District provision from the zoning code.

Town Supervisor John Pizzolato said the five-acre recommendation reflects residents’ interest in preserving open space, clean water and Highland’s rural character. Officials said the floating commercial district could allow commercial uses to be placed in areas where they would otherwise not be permitted.

Adoption of the plan does not immediately rewrite the town’s zoning code. Instead, the document provides the basis for future local laws, zoning amendments, studies, spending decisions and grant applications. Those changes will require separate action by the town board.

The town has requested a $12,000 Upper Delaware Council Technical Assistance Grant to help review its zoning code and align it with the comprehensive plan.

The plan is organized around 10 goals covering quality of life, water protection, natural resources, energy efficiency, essential services, roads, rural character, the tax base, emergency planning and economic development.

“It’s been almost a full two- or three-year process,” Pizzolato said, thanking the Comprehensive Plan Committee and residents who participated. “We really feel like we respected all the common goals.”

Preserving Highland’s rural character, natural resources and peace and quiet is central to many of the recommendations. More than 91 percent of respondents to the town’s community survey supported stronger protections for forests and open space, while approximately 73 percent supported a special district along the Delaware River with enhanced planning and zoning protections.

The plan recommends creating a river district, updating tree-harvesting regulations and conducting an inventory of the town’s forests, wetlands, wildlife habitats and other natural resources. Commercial development and higher-density housing would generally be directed toward Highland’s established hamlets.

Water and wastewater also receive considerable attention. Most Highland properties depend on private wells and septic systems, and the plan recommends developing inspection and maintenance protocols to prevent failing systems from contaminating wells or neighboring properties.

Larger systems handling more than 1,000 gallons per day, including package plants serving multiple homes, could face local special-permit standards governing their size, location, construction and long-term maintenance. Highland imposed a 16-month moratorium on new package plants and decentralized wastewater systems in June while it studies those issues.

The plan identifies shortages of affordable rentals, starter homes, workforce housing and senior housing but stops short of endorsing widespread higher-density development. Instead, it recommends rehabilitating deteriorated properties, reconsidering rules for accessory dwelling units and directing denser housing toward hamlet commercial and R-1 residential districts.

Highland’s estimated population declined from 2,530 in 2010 to 2,234 in 2024, while its housing supply increased. Only about 60 percent of the town’s 1,923 housing units are occupied year-round, according to figures cited in the plan. With a median age of 55.4, the town also expects a growing need for senior housing and services.

Short-term rentals emerged as another major subject during the planning process. Residents credited them with supporting tourism and helping homeowners cover expenses but also raised concerns about housing prices, neighborhood stability, noise, traffic and trash.

Sixty-five percent of survey respondents supported setting a maximum number of short-term rentals. The plan recommends reviewing Highland’s rules and using fees and fines to cover the cost of administering and enforcing the program, but it does not establish a cap or set new fees.

The plan also describes Highland as a rural “healthcare desert,” citing the absence of local medical practitioners and a prescription pharmacy, long travel distances and limited transportation. It supports the continued development of Sullivan Health Access and efforts to address related concerns such as food insecurity, economic instability and social isolation.

Other recommendations include expanding broadband and cellular coverage, preparing public buildings to serve as emergency shelters, improving the recruitment and retention of emergency-service volunteers and working with the state Department of Transportation to address speeding and crashes near the intersection of Routes 97 and 55 in Barryville.

The plan directs Highland to identify and prohibit industrial uses that could threaten the town through excessive noise, vibration, electricity demand, water consumption or environmental damage. It identifies large artificial-intelligence data centers as one potential concern. The town adopted a 12-month data center moratorium in June while reviewing its zoning regulations.

At the same time, the plan supports development considered compatible with Highland’s character, including year-round tourism, outdoor recreation, small-scale agriculture, farm stays, local retail, light manufacturing and environmentally focused businesses.

Each recommendation is included in an implementation table that classifies it as a short-, medium- or long-term project or an ongoing responsibility. The town board may oversee that work directly or assign portions to town departments, consultants, citizen committees or Highland’s planning and zoning boards.

The comprehensive plan is available for the public to read through the Town of Highland’s website.