Carolyn DiPaoloA new development district would limit building heights and require neighborhood investment
Editor’s note: On Aug. 18, the West Palm Beach City Commission unanimously approved these planning rules.
A master plan designed to rein in the high-rise waterfront development transforming West Palm Beach’s Northwood neighborhoods passed a critical first step last week.
Why it matters: If the plan is approved by the City Commission, neighbors who lobbied for rules to curb the soaring condominiums rising east of Flagler Drive say it will mark a major achievement that could preserve the quality of life in their single-family neighborhoods.
Driving the news: The city’s Planning Board on Tuesday approved a 56-acre North Flagler Drive Overlay District, which runs from 44th Street to the city limits between North Flagler Drive and the Intracoastal Waterway.
The proposed rules include provisions to soften the massive buildings’ impact on the single-family homes to their west:
- The streetscape must include a 12-foot-wide public pathway, 7 feet of landscaping and street lighting.
- There must be a pedestrian connection between building front walkways and the public pathway along North Flagler Drive.
- Building setbacks from North Flagler increase as the height of the towers increase, meaning taller, skinnier buildings.
A key rule: Buildings on property with upland and submerged land less than 2.5 acres are limited to a height of 240 feet. That’s about 20 to 24 stories. Neighbors have objected to developers who counted submerged land to justify taller buildings.
- Buildings on property larger than 2.5 acres are capped at 300 feet, about 25 to 30 stories.
All developers who want to exceed 40 feet in height would be required to contribute $10.98 per square foot over the limit to the city.
- Or they could get credit for construction of neighborhood improvements such as street paving, lighting or sewage lift station upgrades.
- Money contributed to the city would be directed to improvements in an area bounded by 36th Street to the city limits between Broadway and the Intracoastal Waterway.
Yes, but: Two condominium projects taller than 350 feet that have already been submitted to the city for approval would not be governed by the new rules, West Palm Beach senior planner Kevie Defranc said Friday.
- A tower next door to Alba, under construction at 4714 N. Flagler informally called Alba Reserve.
- A tower planned on 3 acres at 5400 N. Flagler by Toronto-based Great Gulf.
What they’re saying: At Wednesday’s meeting, Northwood Harbour Association President Angela Ogburn thanked the city for crafting the rules. “This will help establish a shared vision and create a greater physical predictability for the new construction coming into our community,” she told the board.
- “We want to make sure that if you’re going to be putting up these beautiful buildings, we’re putting in beautiful sidewalks, landscaping, lighting, and paving the roads,” she told Stet after the meeting.
No one spoke to the board Wednesday against the plan.
What we’re watching: The South Flagler neighborhood concern about the waterfront condo boom near Southern Boulevard could lead to a drive for special development rules there.
What’s next: The City Commission is expected to review the North Flagler proposal in September.
