Zoning explained · Palm Beach County

TOD-10 - Transit Oriented Development District, 10 (West Palm Beach Downtown Master Plan) West Palm Beach, Florida

Downtown Master Plan subdistrict (TOD district) intended as a walkable mixed-income, mixed-use neighborhood near transit. Table IV-1 permits multifamily, live/work, retail, office, hotel, restaurant and other commercial; ground-floor residential is allowed except on streets designated as avenues (P1).

1 building zoned TOD-1027 permitted business types
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Insights › Zoning & land use › West Palm Beach — TOD-10
Permitted uses

What you can operate in TOD-10, West Palm Beach

The businesses the TOD-10 district in West Palm Beach allows. The ones on the left are permitted by right; the ones on the right need a special approval first. (Zoning codes are set by each municipality, so TOD-10 here means specifically West Palm Beach's TOD-10 district.)

Allowed by right
Multiple family dwelling (Table IV-1)Live/work (Table IV-1)Ground floor retail (Table IV-1)Office (Table IV-1; class A office encouraged in QBD/OBD)Hotel (Table IV-1)Restaurant (Table IV-1)Other commercial use - e.g. barber/beauty shops, clubs and lodges, exercise studios, financial institutions serving the public, laundry/dry cleaning without on-premises cleaning, music/dance studios, pet grooming, postal services, travel agencies, printing (Table IV-1; definition Sec. 94-109)Brewpub/microbrewery/micro-distillery/micro-winery - max 6,000 sf new / 6,300 sf existing building; must include restaurant, bar or tasting room; no outdoor storage (Sec. 94-106(a)(1.a))Community centers (Sec. 94-106(a)(2))Schools and places of worship (Sec. 94-106(a)(12)a)Day care facilities for children as a primary use, subject to Sec. 94-273(a) and (d)(18) (Sec. 94-106(a)(4)a)Firearms sales, retail (urban core planning area) (Sec. 94-106(a)(6))Community residences (family/transitional), with the special requirements of Sec. 94-273 (Sec. 94-106(a)(7))Skilled nursing and rehabilitation facilities (urban core; Sec. 94-273(a)(2) and (d)(152)) (Sec. 94-106(a)(7)d)Veterinary clinics, pet grooming, animal daycare and boarding (no livestock/equines), in an enclosed building, with Sec. 94-106(a)(13) standards (urban core)Hospital (urban core): at least 500 ft from R subdistricts, site of at least two acres with street frontage, other standards (Sec. 94-106(a)(14))Micro-units (permitted within all districts; Sec. 94-106(a)(8.a))Offices for motor vehicle sales, rental and passenger transportation operations (no vehicle storage on surface lots) (Sec. 94-106(a)(10))Parks, recreation areas and urban open spaces (permitted in all districts, Sec. 94-105(b))Aboveground and buried utility lines for local distribution of electricity, telephone and cable television; accessory apparatus such as poles, guy wires, transformers and switching boxes; public and private streets and roads; railroad rights-of-way; water and sanitary sewer lines; gas and liquid fuel distribution lines; public water canals (permitted in all districts without being listed, Sec. 94-272(c) / Sec. 94-105(b))Ground-floor residential - permitted except on streets designated as avenues (P1)Structured parking as a primary use (P13)Surface parking as a primary use - P14 (only on secondary street designations) and P20 (temporary lots only while a replacement garage is built, max 24 months)
With special approval
Cultural uses - permitted in the urban core planning area with the DAC's special review approval (Sec. 94-106(a)(3)a)Adult day care facilities for 3 or more clients - Class B special use permit, plus Sec. 94-273(a) and (d)(15) (Sec. 94-106(a)(5)a)Pet sales (live animals) - Class B special use permit (urban core planning area) (Sec. 94-106(a)(11))Motor vehicle fuel sales, no service - Class B special use permit (urban core planning area) (Sec. 94-106(a)(9))
Build envelope

Development standards

Headline dimensional limits for this district. Confirm exact figures against the current code for your specific parcel.

TOD subdistricts are TOD-25, TOD-10 and TOD-8; the TOD-10 building requirements are Table IV-22 (not separately extracted; for structure see Table IV-21 TOD-25FAR 1.75/2.50, setbacks primary pedestrian 16-30 ft, secondary 12-35 ft)
StandardGround-floor residential, if provided, raised 18 in above the sidewalk (Sec. 94-120(e)); towers oriented toward Tamarind Avenue
StandardOpen-space requirement may be consolidated into one centralized public open space for the district (Sec. 94-120(e)(3))
StandardRetail may include small neighborhood retail and destination retail such as specialty retailers and grocery stores (Sec. 94-120(b)(5))
StandardTable IV-1 symbol '-' (prohibited) means the use is banned in that subdistrict
StandardBars and night clubs are regulated by City Code ch. 6 (Sec. 94-106(a)(1)) but neither Table IV-1 nor Sec. 94-106 states they are permitted in this subdistrict, so they are not listed as permitted
DMP-wide prohibited uses (Sec. 94-105(c))outdoor sales of motor vehicles; motor vehicle service stations; drive-in facilities except banking; pawn shops; chemical manufacturing; storage or distribution as primary use; unscreened outdoor storage; enameling, painting or plating except artists' studios; off-premises signage; carting/moving/hauling terminals; prisons/detention centers; hazardous-waste sites; scrap yards; mobile homes; mineral extraction; exterior kennels; rooming houses; halfway houses; adult entertainment; adult-material retail
Accessory usesHome occupations (Sec. 94-106(a)(8)); Family day care home, 6 children or fewer, as accessory to a residential use (by right in all planning areas) (Sec. 94-106(a)(4)c); Large family child care home, 12 or fewer children, accessory to a residential use (Sec. 94-273(d)(19.1)) (Sec. 94-106(a)(4)d); Adult day care for not more than two adults, accessory to a residential use (Sec. 94-106(a)(5)c); Uses accessory to and customarily incidental to a permitted principal use; Off-site accessory surface parking (P14: only on secondary street designations)
StandardRead from Sec. 94-105 Table IV-1; Sec. 94-106; Sec. 94-120 (TOD) and Table IV-22 (TOD-10); permitted = by right, conditional = needs conditional-use / special-exception approval
The fine print

In plain English

BY RIGHT No hearing needed

If your business is on the by-right list, you can occupy a space in this district and open — no zoning hearing. Building permits and licensing still apply, but the use itself is already allowed.

SPECIAL Approval first

Special-approval uses can work here too, but they go through a public review before opening. Plan for extra time and possible conditions — we'll tell you which path a space needs.

Available now

Spaces zoned TOD-10 in West Palm Beach

1 space available in this district, largest first. Click any space to view it.

FOR LEASE 10,000 SF
825 Fern St, West Palm Beach — 2nd Floor
West Palm Beach
$20/sfView →

Looking for space zoned TOD-10 in West Palm Beach?

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Based on the West Palm Beach zoning code.
Educational content — not legal or zoning advice. Verify permitted uses with the municipality for your specific parcel.