# West Palm Beach Site Plans Must Be Drawn From a Boundary Survey — and Every Submittal Needs a Drainage Plan
Two requirements catch homeowners off guard in West Palm Beach: the boundary survey basis and the drainage plan. Both are listed requirements — not suggestions, not just for complex projects.
The boundary survey basis means your lot geometry on the site plan must come from a recorded survey document, not a sketch or rough estimate. If you own a home and have a survey from when you purchased, that's where your property lines come from.
The drainage plan per Florida Building Code R401.3 requires the application to show how the site handles surface water — where runoff goes, how drainage is directed, and that new construction doesn't create a drainage problem on adjacent properties.
Both of these requirements exist because West Palm Beach is a low-lying coastal city where stormwater and flood management are active concerns, not theoretical ones.
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What the Site Plan Must Show
| Element | West Palm Beach Requirement |
|---|---|
| Boundary basis | Drawn in accordance with an accurate boundary line survey |
| New construction | Size and location of all new structures — to scale |
| Existing structures | Location of all existing buildings on the lot |
| Setbacks | Measured distances from all structures to all property lines |
| Easements | Utility and access easements |
| Drainage plan | Per FBC R401.3 — show drainage direction and any drainage features |
| Flood zone | Zone designation if in flood hazard area |
| North arrow | Required |
| Scale | Stated on the drawing |
| Title block | Address, owner, date |
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West Palm Beach Setbacks
| Yard | Setback |
|---|---|
| Front yard | 25 ft |
| Rear yard | 25 ft |
| Interior side | 7.5 ft |
| Corner lot — street side | 15 ft |
Verify with the Building Division — setbacks vary by zoning district. Use the city's Research Tool to confirm before drawing.
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The Downtown Master Plan (DMP) Area
If your property is in West Palm Beach's DMP area, the permit process includes additional approval steps for any new construction, reconstruction, alteration, addition, or improvement. This applies to projects in the downtown core and select surrounding areas.
Check whether your property falls in the DMP area before designing your project. Contact the Building Division at (561) 805-6700 or ds@wpb.org to confirm.
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Project-by-Project Requirements
| Project | Site Plan Requirement | Guide |
|---|---|---|
| Deck | Survey-based lot, deck footprint, setbacks, drainage note | Permit required |
| Pool | Survey-based lot, pool location, setbacks, barriers, drainage plan | Permit required |
| Shed | Lot lines, shed footprint, setbacks | Permit required |
| Fence | Lot lines, fence location, height, setbacks | Verify |
| Garage | Survey-based lot, garage, driveway, setbacks, drainage | Permit required |
| Addition | Existing + addition footprints, setbacks, drainage plan | Permit required |
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Civic Access Portal — How Submission Works
All West Palm Beach building permit applications submit through the Civic Access Online Portal:
- Go to civicaccess.wpb.org and create or log in to your account
- Use the Research Tool to identify required permits and estimate fees
- Start a new application — select the permit type
- Upload your site plan PDF, drainage plan, and supporting documents
- Pay applicable fees online
- Track review status and respond to comments through the portal
Do not email plans or submit by mail. The Civic Access portal is the required channel.
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Adding a Drainage Plan to Your Site Plan
The FBC R401.3 drainage plan requirement doesn't mean you need a stormwater engineering study for a residential deck permit. For most residential projects, the drainage plan is a notation on the site plan showing:
- Where existing drainage flows on the lot
- That proposed impervious surfaces drain away from the structure's foundation
- That surface water is directed to the street or a drainage easement — not onto adjacent properties
Add a drainage arrow and a brief note to your site plan: "Surface drainage directed to front yard swale / street" or equivalent. For larger projects or properties in low-lying flood areas, a more detailed drainage plan may be required — confirm with the Building Division.
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Using the Site Plan Creator for a West Palm Beach Permit
- Enter your West Palm Beach address. Palm Beach County parcel data loads — lot boundaries from county records serve as your boundary survey basis.
- Verify property lines. Compare loaded boundaries against your recorded plat or purchase survey. If any line is off, fix it using the property line labels tool before proceeding.
- Place your project. Set the proposed structure footprint; setback lines at 25/25/7.5/15 ft generate from the lot boundaries.
- Add drainage note. Include a drainage direction arrow or note indicating surface water flow direction on the plan.
- Export and submit through Civic Access.
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What This Doesn't Replace
The site plan creator produces preliminary, conceptual drawings grounded in Palm Beach County parcel data. It is not a licensed boundary survey. Where the West Palm Beach Building Division determines that a licensed survey is required for your specific project — particularly for properties with irregular boundaries or in flood-sensitive areas — engage a licensed professional surveyor. The drainage plan notation on a site plan is not a stormwater engineering study. Final permit approval is at the sole discretion of the City of West Palm Beach Building Division.
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Local Resources
- West Palm Beach Building Division — (561) 805-6700 / ds@wpb.org
- Civic Access Online Portal
- Palm Beach County Property Appraiser
- FEMA Flood Map Service Center
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Nearby Florida Cities
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Frequently Asked Questions
1. Does West Palm Beach require a licensed surveyor for a residential permit?
West Palm Beach requires the site plan to be "drawn in accordance with an accurate boundary line survey." For most residential projects, the recorded plat from your purchase or an existing survey document provides the boundary basis. Whether a fresh survey is required for your specific project depends on the permit type and the condition of existing survey records — confirm with the Building Division at (561) 805-6700.
2. What is FBC R401.3 and why does it affect my site plan?
Florida Building Code Section R401.3 requires that lots be graded to drain surface water away from structures and toward approved drainage locations. The city requires this be documented on the site plan — showing that your project won't trap water against the foundation or redirect runoff onto neighboring properties.
3. What is the Downtown Master Plan (DMP) area?
The DMP is a specific planning overlay for West Palm Beach's downtown core. Projects inside the DMP area — including additions, alterations, and new construction — require additional review and approval beyond the standard building permit process. Contact the city to confirm whether your address falls inside the DMP boundary before designing your project.
4. Can I submit a West Palm Beach permit application by email or in person?
No — all applications submit through the Civic Access Online Portal. Paper, email, and walk-in submissions are not accepted. Use the portal for all applications and document uploads.
5. What setbacks apply in West Palm Beach residential zones?
Standard residential setbacks: front 25 ft, rear 25 ft, interior side 7.5 ft, corner lot street-facing side 15 ft. These vary by zoning district — use the city's Research Tool or call the Building Division to confirm for your specific parcel.
6. What is the West Palm Beach Research Tool?
The city's Civic Access portal includes a Research Tool that lets you look up your property and identify which permits are required for your project, along with rough fee estimates. Use it before you start drawing to avoid surprises at submission.
7. What happens if my property lines in the site plan creator don't match my survey?
Use the property line labels tool to adjust labels. For significant discrepancies, reference your recorded plat or purchase survey and update the drawing to match. If in doubt, contact the Building Division before submitting.
8. Do I need a separate drainage plan document or can I add drainage notes to the site plan?
For most residential projects, drainage information added as notes and directional arrows on the site plan satisfies the FBC R401.3 requirement. For larger projects or properties in low-lying flood zones, a separate engineered drainage plan may be required. Confirm with the Building Division.
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