A once-in-a-generation rewrite for a 3.8-square-mile island.

The challenge

The Town of Palm Beach is a barrier-island community famed for its historic architecture and some of the most sought-after real estate in the world. Extreme development pressure and sea-level rise were producing incompatible development patterns under a code that no longer explained itself. Many have left their mark on Palm Beach; the Town entrusted ZoneCo to write the code for its next chapter.

What we did

ZoneCo's approach paired deep diagnostic rigor with design sensitivity. The team audited the ordinance's many amendments and identified the friction points, among them the uniform treatment of the RB residential district despite widely varying lot sizes, street widths, and neighborhood scale across the North End and Midtown. One-size-fits-all standards were producing undesirable outcomes on narrower streets and smaller lots. The recommendation: subdivide the district into targeted sub-areas so standards reflect context rather than force conformity.

The draft code reorganized content into logical chapters, introduced plain-language purpose statements, and incorporated graphics and tables to supplement the text: simpler use tables, clearer dimensional standards, and visual aids for applicants and reviewers alike. Public workshops, described locally as the can't-miss public event of the season, and a strategic planning process kept residents engaged in the tradeoffs among lot size, street width, and height.

Key reforms

• Setbacks and heights calibrated to street width to preserve neighborhood scale
• Context-based sub-areas in place of one-size-fits-all residential standards
• Clarified buildable areas and accessory structure rules
• Use definitions revised to reflect contemporary redevelopment while safeguarding historic fabric
• Standards responsive to sea-level rise and FEMA finished floor elevations

Implementation

Transition documents, checklists, and training materials help Town staff move from code interpretation to code application. In November 2024 the Planning & Zoning Commission began review of the ZoneCo-led draft, with Town staff taking a lead role in the final adoption phase.

Palm Beach shows how a highly constrained, built-out historic community can modernize its regulatory toolkit without losing its identity: a replicable model for built-out municipalities facing redevelopment pressure, climate risk, and demand for transparency.