New Construction, Demolitions, & Relocations in a Historic District
New Construction in West Palm Beach’s Historic Districts
Historic neighborhoods have a unique character. This character may be related to the architecture, method of construction, and/or other special attribute. The City of West Palm Beach is proud of its sixteen (16) historic districts, and through its historic preservation ordinance, tries to protect their special features and qualities. When a district is listed on the West Palm Beach Register of Historic Places, changes to any of the properties are subject to review. This includes new construction on vacant lots.
Historic neighborhoods have an established sense of scale and atmosphere. This is achieved through the repetitious nature of structures similar in height, massing, setting, etc. These neighborhoods may also have a pedestrian orientation, which is emphasized by front porches, uniform setbacks, and clearly visible facades. Inserting a new building into an historic district takes careful planning, so the new construction can reinforce and respect the architectural integrity and distinct characteristics of the district.
Since construction in a historic district has taken place continuously, a variety of building types and styles result which demonstrate the changes in building tastes and technology over the years. New buildings should continue this tradition while seeking to complement the historic properties.
Site and Setting
A new structure should be situated approximately the same distance from
the street as adjacent buildings, to create a continuous street edge.
Orientation
The site orientation of the new buildings should be consistant with that
of adjacent buildings.
Building Size, Scale and Mass
A new structure should get its design cues for size, and scale from neighboring
buildings.
Roofs
The roof shape and pitch should not contrast with the roofs of adjacent
properties.
Doors and Windows
The relationship of solids to voids, as expressed by doors and windows
should be compatible with the surrounding properties.
The way in which the new building visually relates to adjacent properties is an important aspect of its review by the Historic Preservation Board. Compatibility is achieved by identifying and incorporating the common characteristics of the historic district into the design of the new structure.
The goal is not to imitate or duplicate a historic building, but to create a new building that is compatible with its surroundings.
In addition, when evaluating proposals for new construction the Historic
Preservation Board also considers Standards 2, 3 and 9 of the Secretary
of the Interior’s Standards for Rehabilitation:
Standard 2 states, “The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.”
Standard 3 states, “Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.”
Standard 9 states, “New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.”
Relocations
New development may demand the removal of historic structures. Consideration
should be given to relocation rather than demolition. The Historic Preservation
Ordinance establishes criteria for relocations. The removal of the structure
and the proposed location would be reviewed using the relocation criteria
and new construction criteria.
Demolitions
Historic buildings are irreplaceble community assets. Often a property
owner wishes to demolish an existing structure to allow for new construction.
Demolition of any structure within a historic district should be carefully
considered. With each additional demolition the historic integrity of
district is further eroded.
All demolitions within a historic district must be approved by the Historic Preservation Board. A request for demolition must be accompanied by a request for new construction. The Historic Preservation Ordinance establishes specific guidelines for the Historic Preservation Board to evaluate requests for demolitions.
