Urban Design (Downtown)

The Downtown Master Plan is a reflection of the City’s growth and history. Its origin starts with the 1994 Master Plan, which was prepared for a downtown experiencing the typical decline of a small American City during the 70’s and 80’s. The downtown population was diminishing, the shopping areas had been displaced to the suburbs, and surface parking lots were increasingly replacing old structures.

In 2007, the City revised the 1994 Master Plan by adopting a new Floor Area Ratio (FAR) and form-based set of regulations for the DMP. The 2007 regulations did not increase the total amount of development allowed throughout downtown, but rather provided greater flexibility, architectural variety, more open space and public amenities.

As the City continues to reshape and progress, the Downtown Master Plan remains a living and guiding document to the development of the downtown. Aiming to create more walkable public realms, vibrant spaces for activity, aesthetic and architecturally significant structures, and a diverse set of uses within the urban context.

All downtown development is subject to the provisions of the Downtown Master Plan (DMP) and its corresponding zoning and land development regulations to ensure that all new developments contribute positively to the urban context of the city.

The DMP is intended to develop a 24-hour, live-work-play environment and to provide a unified vision of the downtown, inspiring confidence and encouraging new development which respects the unique character and identity of the area.

The Urban Design Section manages the Transfer of Development Rights program within the City of West Palm Beach. Transfer of Development Rights (TDRs) are an important incentive program of the Downtown Master Plan (DMP) and development regulations. This incentive program aims to promote public benefits such as historic preservation, the creation of urban open spaces, the construction of large-scale offices, hotels, and workforce housing by providing for additional development capacity through increased height and FAR for qualifying development projects.

The TDR program allows developers to acquire rights that can be used to increase development potential at a more suitable location. Developers can acquire unused development rights (height or FAR) from historic properties designated as ‘sending sites’. Such sending sites include historically designated properties, historic landmark properties, and urban open spaces. Developers have the option to use these development rights in designated ‘receiving sites’ within the DMP area to increase their development potential. These receiving sites use these TDRs to gain additional height or FAR. Receiving sites are strategically located within specific districts that were identified as appropriate locations for additional height and development capacity. The overall intention of this program is to preserve historically significant structures, promote new urban open spaces, and distribute underutilized capacity through incentives throughout the city.

Applications for Transfer of Development Rights must be considered before a public hearing at the Downtown Action Committee (DAC).

More information about TDRs can be found in the Zoning and Land Development Regulations, Sec. 94-132. - Transfer of Development Rights Program.