Flamingo Park Neighborhood Association

New Regulations for Building Size, Scale and Mass In Historic Districts in West Palm Beach

(changes to the WPB zoning code)

Background

In the heyday of the recent real estate boom, folks were buying up lots, or lots with a small home, tearing it down and building a large new home; sometimes a small home wasn’t torn down but was added onto, resulting in a very large finished product.  Especially in El Cid, Prospect Park and Southland Park (close to the Intracoastal), residents started protesting what they saw as “McMansions”, which were perceived as taking away from the character of their neighborhoods. 

Because of their protests, the City undertook to study the situation.  Until now (when new regulations are adopted), the City of West Palm Beach had no code, other than building height, set-backs and other regulations.  There was no code to determine what was “too big” to City Historic Preservation staff and the City’s Historic Preservation Board.  It was mostly a qualitative decision with little quantitative component. 

During the past 3 years, the City hired a consultant, held focus groups with neighborhoods, formed an advisory group, and met with neighborhood associations.  Also, because not all historic districts are the same in terms of size, scale and mass, it was thought that those the most similar should be grouped together.  From all of the feedback, it was determined to do the following: 

Proposed Zoning Code Changes

Add into the zoning code new zoning districts/definitions in order to preserve and protect the existing character, to ensure that new buildings are compatible with each other and with the existing urban fabric, and to promote the desired future character of the historic residential districts of West Palm Beach

•  
  • Historic Single-Family Low Density Residential
    • Northwood Harbor
    • Northwood Hills
    • West Northwood
    • Vedado/Hillcrest
  • Historic Single-Family Medium Density Residential
    • Belair
    • Flamingo Park
    • Grandview Heights (single family portion only)
    • Mango Promenade (single family portion only)
    • Northboro Park
  • Historic Single-Family High Density Residential
    • Ed Cid (single family, non-waterfront only)
    • Old Northwood
    • Prospect Park/Southland Park (non-waterfront only)
  • Historic Single-Family High Density Waterfront
    • Belair (waterfront only)
    • El Cid (waterfront only)
    • Prospect Park/Southland Park (waterfront only)
  • Historic Multifamily Low Density Residential
    • Northwest (north of Palm Beach Lakes Blvd.)
    • Grandview Heights (multifamily portion only)
    • Northwest (south of Palm Beach Lakes Blvd.)
  • Historic Multifamily Medium Density Residential
    • Central Park
  • Historic Multifamily High Density Residential
    • Ed Cid (multi-family-32 only)
    • Mango Promenade (multi-family-32 only)
• Define a series of design standards which shall also serve to promote the character and compatibility of these historic residential areas

 Elements Written into the Zoning Code will affect (each group of districts differently):

• Front Setback for Non-Corner Lots (regardless of district)
• Front Setback for Corner Lots (regardless of district)
• Minimum Lot Dimensions
• Minimum Setbacks for Principal Building
• Maximum Height of Principal Structure
• Maximum Lot Coverage for all Structures
  • Total footprint square feet divided by total lot square feet
• Maximum Floor Area Ratio
  • Total structure square feet divided by total lot square feet

 Provision for Exceptions

 There is written into the code standards by which City staff or Historic Preservation Board may grant special exceptions to some base dimensional standards: 

• Wall Height
• Side Setback
• Lot Coverage for One-Story Structures
• Lot Coverage and Floor Area for Detached Rear Accessory Structures
• Lot Coverage and Floor Area Ratio through Special Exception Review
• Alternative Minimum Floor Area for Very Small or Constrained Lots
• Alternative Garage Location

 Timetable 

• 1/5/10        Last Advisory Group Meeting (completed)
• 1/20/10      Historic Preservation Board Workshop (completed)
• 2/23/10      Historic Preservation Board Meeting
• 3/16/10      Planning Board Meeting
• 4/5/10        City Commission First Reading
• 4/19/10      City Commission Second Reading

Example (Flamingo Park)  [there is a complete chart for all Districts)

 LOT STANDARDS

Lot Area (minimum sq.ft.)         5,000

Lot Width (minimum feet)         50

                                                Lot Area

                                                                             5,000                    7,500

                                                Up to                     to                          sq.ft.

                                                4,999                    7,499                    and

                                                sq.ft.                     sq.ft.                     over

Setbacks for Principal

Structure (min. feet)

  Front                                      25                         25                         25

  Side Min. (1 side only)                 5                           5                           10

  Side Total (both sides)              15                         15                         20

  Corner Lot Side                        10                         12.5                      15

  Rear                                       15                         15                         15

BUILDING STANDARDS

Height of Principal

Structure (max. feet)

  Overall Height                        24                         26                         26

  Wall Height at Side Setback     20                         20                         20

Stepbacks for Principal

Structure

  Side                                       5                           10                         10

Lot Coverage (max. %)              35%                      30%                      25%

Floor Area Ratio (max.)

  All Structures                          .45                        .40                        .35

Garage Location (min. feet)  Distance behind primary

  façade for front-facing

  garage doors                          10                         10                         10