Boca Raton Zoning

Executive Summary: The 2026 Boca Raton Development Framework

Market Dynamics

Boca Raton, Florida, is experiencing steady population growth, with a 2026 population of 102,238 and an annual growth rate of 0.81%. This growth, which outpaces nearby cities, is fueled by migration from across the U.S., particularly since the COVID-19 pandemic, making Boca Raton a popular relocation destination. The median household income is $102,722, indicating a relatively affluent population. This influx of residents and businesses is driving demand for new housing, commercial spaces, and infrastructure, leading to increased construction activity and rising property values.

Political & Development Climate

The Boca Raton City Council is currently navigating a complex development landscape, with some members advocating for modernization and growth while others prioritize preserving the city's suburban character and green spaces. A recent example of this tension is the controversial downtown revitalization project, "One Boca," which was approved by the City Council and will now be decided by voters in March 2026. This project highlights the ongoing debate between those who support development to enhance the city's competitiveness and those who are concerned about overdevelopment and its impact on the environment and local businesses. The council has also demonstrated a pro-business stance by approving economic development incentives to attract companies like D-Wave Quantum Inc. to relocate their headquarters to Boca Raton.

Key Drivers

• Driver 1: Population Growth: Continued migration to South Florida is increasing demand for housing, retail, and services in Boca Raton.
• Driver 2: Downtown Revitalization: Efforts to modernize and enhance the downtown area are creating opportunities for mixed-use development and attracting investment.
• Driver 3: Strategic Location & Economy: Boca Raton's proximity to major metropolitan areas and its strong economy are attracting businesses and residents.

Strategic Growth Corridors

Primary Commercial Arteries

Major highways and commercial routes in Boca Raton include Federal Highway (US-1), Palmetto Park Road, Glades Road, and Mizner Boulevard. These corridors serve as critical arteries for commerce, transportation, and connectivity within the city. Federal Highway is a major north-south route with a mix of commercial and residential developments. Palmetto Park Road is an east-west thoroughfare connecting the downtown area to the western suburbs. Glades Road is another significant east-west corridor, characterized by retail centers, office parks, and access to Florida's Turnpike. Mizner Boulevard is a key north-south artery in the downtown area, known for its upscale shops, restaurants, and residential buildings. The city is also investing in Complete Streets initiatives to improve pedestrian and bicycle access along these corridors.

Redevelopment Nodes

Key redevelopment nodes in Boca Raton include the Downtown and Midtown areas, particularly around the Government Center and the Brightline station. The Downtown Campus redevelopment project, also known as "One Boca," aims to revitalize the area by modernizing City Hall services, relocating and improving recreational amenities, and creating a vibrant, mixed-use civic hub. This project proposes a pedestrian-friendly design with expansive green space, residential and retail uses, and a boutique hotel near the Brightline station. The Midtown area is also targeted for redevelopment, with proposals to convert existing hotels into multifamily dwelling units.

• Opportunity: The Downtown Campus redevelopment offers a significant opportunity to create a dynamic, interconnected community with a mix of government services, residential, retail, and recreational spaces.
• Constraint: Public opposition and concerns about overdevelopment, traffic congestion, and the loss of green space pose a constraint to redevelopment efforts.

Detailed Zoning District Analysis

The city's land use is governed by the following primary classifications:

Residential Districts

Boca Raton's residential districts transition from low to high density, with designations such as R-E-2, R-E-1, R-1-A, R-1-B, R-1-C, R-1-D, R-1-E, R-1-F, and R-1-G. These districts vary in minimum plot dimensions, minimum living area, minimum front, side, and rear yard setbacks, and maximum permitted dwelling units per gross acre. For example, the R-E-2 district requires a minimum plot area of 72,400 square feet and a minimum living area of 2,700 square feet, while the R-1-G district allows a minimum plot area of 5,000 square feet and a minimum living area of 600 square feet. Recent amendments to the zoning code have focused on building height limitations in multifamily residential zoning districts. The city also allows for Planned Unit Developments (PUDs), which provide flexibility in design and land use, subject to certain conditions and requirements.

Commercial & Mixed-Use

Commercial zoning in Boca Raton includes Neighborhood Commercial (CN), Commercial (C), and Central Business District (CBD) designations. Neighborhood Commercial districts are intended for convenience shopping, while Commercial districts allow for shopping centers, mixed-use developments, and specialized commercial uses. The Central Business District is intended for mixed-use development in the central business area of the city, with a mix of residential and commercial uses. Recent zoning amendments have focused on creating a "Downtown" Zoning District to replace the land development regulations set forth in Ordinance No. 4035 for areas rezoned to the "Downtown" Zoning District. The city also utilizes the CIMD (Commercial In-Mixed Use District) provisions to allow for the conversion of existing hotels into multifamily dwelling units, with requirements for affordable and workforce housing.

Industrial & Special Purpose

Industrial zoning in Boca Raton includes Light Industrial (IL) designations, which permit light manufacturing and research and development operations. The city also has special purpose districts, such as Public Land (PL) and Public Transportation (PT). Planned Unit Developments (PUDs) are another type of special purpose district that allows for flexible land use and design, subject to certain conditions and requirements. Recent zoning activity includes considering amendments to the Future Land Use Map to redesignate city-owned property from Institutional to Central Business District. There are also limitations for City-Owned Public Parks. Such parks are limited to only public and recreational uses.

Recent Code Amendments & Trends

Regulatory Updates

Boca Raton is actively updating its zoning code and comprehensive plan to address emerging trends and challenges. Recent activity includes amendments to Chapter 28, "Zoning," and Chapter 23, "Planning and Development," to update provisions pertaining to nonconforming uses and buildings. The city is also amending existing provisions of the Live Local Act of 2023 Affordable Housing to align with Chapter 2024-188, Laws of Florida. Furthermore, there is ongoing evaluation and appraisal of the Comprehensive Plan, with amendments to various elements such as the Community Profile, Future Land Use Element, and Transportation Element. A major focus is a comprehensive update to eliminate inconsistencies, streamline procedures, and improve the organization and readability of the Zoning Code. As of January 2026, the city had 47 projects under review, including rezonings, conditional uses, site plan amendments, and text changes to city codes.

Housing Innovation

Boca Raton is exploring innovative housing solutions to address the growing demand for diverse housing options. While specific regulations for Accessory Dwelling Units (ADUs) were not readily available in the search results, the city is likely considering ADUs as a means to increase housing supply and affordability. ADUs can provide independent living spaces for family members or renters, while also increasing property value. The city is also promoting affordable housing through density bonuses and mixed-use developments. The Strategic Plan 2024-2029 prioritizes preserving community livability through responsible development standards and targeted revitalization.

Infrastructure & Concurrency

Utility Capacity

Boca Raton's Utility Services Department operates and maintains systems for potable water, wastewater, and reclaimed water service. The city's water treatment facility has a capacity of 70 million gallons per day (MGD), with an annual average daily flow of 32 MGD. The wastewater treatment facility has a capacity of 17.5 MGD, with an annual average daily flow of 14.0 MGD. The reclaimed water treatment facility also has a capacity of 17.5 MGD, with an annual average daily flow of 11.3 MGD. The city is investing in infrastructure improvements, such as computerized irrigation system replacements and membrane replacements at the water treatment facility.

Impact Fees & Permits

Development in Boca Raton is subject to impact fees and concurrency requirements to ensure that adequate infrastructure is available to support new development. These fees are used to fund improvements to water, sewer, stormwater, sidewalk, and roadway systems. The city also requires building permits for new construction and renovations, including ADUs. Recent projects include water, sewer and stormwater system improvements. The estimated budget for these improvements is $20,000,000. The Strategic Plan 2024-2029 includes a strategic priority to preserve community livability through responsible development standards and proactive code compliance.