Incremental evolution and devolution of Florida's Coastal High Hazard Area policy

Demarcation of Coastal High Hazard Areas (CHHAs) in Florida dates back to the passage of the landmark Growth Management Act (GMA) of 1985. There have been two subsequent legislative changes in 1994 and 2006. This paper draws on theories of policy implementation, policy framing and policy learning to shed light on this 'natural experiment' and to offer clues about factors that impact how and why policies evolve and devolve even after multiple revisions. Although the case study is focused on Florida, the lessons are transferable to land use and environmental policy makers seeking a balance between economic development, property rights and environmental risk.