Building on Palm Beach island is a category of its own in South Florida residential construction. The island operates under a design review regime that treats every exterior choice as subject to community architectural standards, a construction access environment that restricts what can happen when, and a finish expectation that reflects the property values at stake. Clients considering a Palm Beach project need to understand what the island actually requires before they commit.
The Architectural Commission (ARCOM)
ARCOM is the Town of Palm Beach's Architectural Commission, a seven-member board that reviews and must approve virtually all exterior modifications, new construction, and significant additions on the island. ARCOM's authority is broad: the commission reviews architectural style, materials, colors, massing, proportions, fenestration, roof geometry, and landscaping. Projects that do not obtain ARCOM approval cannot proceed, regardless of whether they would otherwise comply with zoning or building code.
ARCOM meets monthly and reviews applications through a formal process: submission, staff review, placement on the agenda, public hearing, presentation, discussion, and vote. Well-prepared applications can clear ARCOM in one meeting cycle. Less-prepared ones may require multiple hearings to refine the design to ARCOM's satisfaction.
What ARCOM looks for
ARCOM's review standards favor architectural styles that reflect Palm Beach's historical character: Mediterranean revival, British Colonial, Bermudian, Monterey, and traditional coastal. Aggressively contemporary or modern designs face a more demanding review, though they are not categorically prohibited. The commission pays particular attention to:
- Massing appropriate to neighboring properties and the streetscape
- Roof form and pitch consistent with the applicable style
- Exterior materials genuine to the style (real stucco, natural stone, clay tile rather than imitation products)
- Fenestration proportions that match traditional standards
- Neighborhood context and visibility from public streets
- Landscaping quality and integration with the architecture
Preparing an ARCOM submission
Successful ARCOM submissions share common characteristics: the architectural style is clearly defined and consistently executed, the massing is appropriate to the site, the material selections are specific and high-quality, the drawings are complete and professionally prepared, and the presentation to the commission acknowledges neighborhood context. An architect experienced with ARCOM reviews knows how to structure a presentation that addresses the commission's typical concerns before they are raised.
Construction logistics on the island
Beyond design review, Palm Beach construction operates under logistical constraints that do not apply elsewhere:
- Limited work hours (typically 8 AM to 5 PM weekdays, no weekend work)
- Material delivery access restrictions, particularly during high season
- Limited staging space on most lots
- Detailed noise and dust controls enforced by the town
- Construction trailer and portable toilet placement subject to town approval
- Bridge access constraints for heavy deliveries
- Neighbor notification requirements for certain project types
These constraints are manageable but require planning. Builders who have not worked on the island regularly underestimate them, which shows up as missed deliveries, frustrated subcontractors, and schedule compression that did not need to happen.
Cost implications
Palm Beach construction typically runs 20 to 40 percent more per square foot than comparable mainland custom construction. The premium reflects higher labor costs (contractors add for the logistics), longer project timelines, higher finish expectations, ARCOM-driven design work, and the material quality that Palm Beach projects typically require. A custom home that would run $800 per square foot on a mainland lot often runs $1,000 to $1,200 per square foot on the island.
The SouthShore approach
SouthShore has completed custom home work on Palm Beach island, including La Costa Dr, a transitional custom home that moved through ARCOM on a reasonable timeline and delivered to the standards the island expects. Our approach on any Palm Beach project includes early ARCOM engagement, design coordination with architects experienced in ARCOM reviews, thorough construction documents that anticipate the commission's typical feedback, careful logistics planning respecting the island's access rules, and subcontractor selection favoring trades with Palm Beach experience.
For clients considering a Palm Beach project, the most important pre-engagement question is whether the design team and the builder have real island experience. Mainland builders operating on the island for the first time routinely underdeliver on either schedule, budget, or finish quality. You can read more about our approach on our [Palm Beach area page](/areas/palm-beach).
Frequently Asked Questions
Can I build a modern home on Palm Beach island?
Modern designs are not categorically prohibited, but they face a more demanding ARCOM review than traditional and transitional styles. Recent approvals of modern architecture on the island have been possible but required significant design work to satisfy the commission. For clients who want a strongly contemporary home, transitional is usually the lower-friction path.
How long does the ARCOM process add to the overall timeline?
A clean ARCOM approval on the first submission adds 6 to 8 weeks to the design and permitting phase. Submissions that require refinement can extend the process to 12 to 20 weeks. Experienced design teams typically plan for two ARCOM hearings as a conservative estimate.
Are there specific neighborhoods on the island that are more or less restrictive?
ARCOM standards are island-wide, but certain corridors and neighborhoods have more sensitive context that attracts more commission scrutiny. Estate Section and the historic districts tend to face more rigorous review than less historically sensitive areas. A pre-submission conversation with the town's planning staff can clarify what to expect for a specific property.
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SouthShore Builders is based in Delray Beach and builds across Palm Beach County and Broward County.
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