Zoning › Arizona › Maricopa County › Buckeye

Buckeye, AZ Zoning

Hybrid-pd-zoning. 31 districts · 5 overlays · 6 applicable state preemptions.

Overview

Code type
hybrid-pd
Naming convention
lot-size-encoded
Naming convention by category
residential_sflot-size-encoded-thousand-sf (R1-43, R1-35, R1-18, R1-12, R1-10, R1-8, R1-6, R1-5 = min lot sf in thousands)
residential_mfdensity-encoded (R2-6, R2-5, R2-4 = min lot sf per unit in thousands; R3 / R4 = tiered MF)
mixed_useletter-code (NMU, CMU, RMU, IMU, DC, DR)
commercialletter-code (PO, C-1, C-2, C-3)
industrialletter-code (BP, I-1, I-2)
specialletter-code (MH, AG, OS, CMP, PAD)

Chapter 7 Development Code (Ord. 01-24 Phase 1 adopted Feb 2024, codified in Municode supplement Jul 29 2025) replaces the legacy Title 17 zoning ordinance. Architecture is Euclidean at base (use-separated R/C/I/MH/AG districts) with a modernized mixed-use module (NMU/CMU/RMU/IMU/DC/DR) and two PD-class mechanisms (CMP — Community Master Plan with 640-acre minimum; PAD — Planned Area Development for smaller master-planned projects). Classified hybrid-pd because a substantial share of Buckeye's entitled area is CMP- or PAD-governed (Verrado, Sundance, Douglas Ranch / Teravalis, Tartesso, Blue Horizons) rather than base-district-governed. West-valley Maricopa County city ~30 miles west of Phoenix; Luke AFB Auxiliary Field #1 (along SR-85 / MC-85) and Auxiliary Field #6 (Goodyear Auxiliary) sit inside Buckeye city limits — AICUZ noise/APZ overlays layer via AOD on southern/central parcels. Phase 2 amendments (Ord. 19-25 adopted Oct 21 2025, effective Nov 20 2025) implement HB 2721 middle housing compliance but are NOT yet reflected in the Municode supplement retrieved for this pass; see unresolved flag in quirks[]. | sub_flags_raw=[arizona-housing-bills-2024, state-preemption-active, west-valley-luke-afb-aicuz, pad-dominant, cmp-640-acre-minimum, recent-rewrite-phase1-2024, phase2-adopted-pending-municode] ; narrative_ref=narratives/buckeye-az/2026-04-19-v2-regeneration.json

Worth knowing
  • CMP (Community Master Plan) requires a 640-acre (1 square mile / 1 section) minimum to apply. This is the defining Buckeye quirk — no Maricopa County peer sets this high an MPC-application floor. Consequence: the vast majority of Buckeye's post-2000 residential entitlement flows through CMP (Verrado, Sundance, Douglas Ranch / Teravalis, Tartesso, Blue Horizons, Festival Ranch, etc.) or through PAD for sub-640-acre projects. Base R1-* districts govern very little greenfield acreage; they apply primarily to infill, older subdivisions, and annexation-transition parcels. Anyone underwriting Buckeye residential feasibility at scale must engage with CMP — base-zone entitlement math is insufficient. — [Ch. 7 §7-3 CMP provisions]
  • Luke AFB operates TWO auxiliary fields inside or immediately adjacent to Buckeye city limits: Aux Field #1 (along SR-85 / MC-85 south of downtown) and Aux Field #6 / Goodyear Auxiliary (inside Buckeye south of I-10). Both have full AICUZ footprints (APZ-1, APZ-2, DNL >= 65 dB). This is unusual nationally — most cities host at most one military airport overlay. The dual-aux-field pattern means the AOD geography is non-trivial across southern and central Buckeye, and any residential feasibility must confirm parcel position relative to BOTH Aux Field #1 and Aux Field #6 footprints before asserting base-zone, CMP, or PAD entitlements. HB 2720 / HB 2721 / HB 2110 / HB 2297 airport-noise carve-outs preserve AICUZ supremacy over state housing preemptions. — [Ch. 7 §7-4 AOD; Luke AFB AICUZ Study; ARS §28-8481]
  • UNRESOLVED PHASE 2: Buckeye Ord. 19-25 (Development Code Phase 2 amendments) was adopted Oct 21 2025 and took effect Nov 20 2025. Per Council packet, Phase 2 implements HB 2721 middle housing compliance plus miscellaneous clean-up. However, the Municode supplement retrieved for this pass (effective 2025-07-29) is PRE-Phase-2 and does NOT incorporate Ord. 19-25 yet. Current record captures Phase 1 dimensional standards and flags Phase 2 as adopted-but-not-yet-codified-on-platform. Freshness-auditor should re-run source-identifier and relevant extractors against an updated Municode supplement — expected ~Q2 2026 incorporation. Primary risk: middle-housing by-right parameters and any R-district tweaks in Phase 2 may differ from Phase 1 values captured here. — [Buckeye Ord. 19-25 (Oct 21 2025 adoption); Council agenda Oct 21 2025; Municode supplement 2025-07-29]

+ 4 more in Quirks & notes

Districts

residential 14mixed_use 6commercial 4industrial 3pd_class 2agricultural 1special 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R1-43Single-Family Residential — 43,000 sf (Rural/Large-Lot)residential43,000 sf[4]30 ft[5]0.3[6]—1[7]—30[1] / 15[2] / 30[3]
R1-35Single-Family Residential — 35,000 sfresidential35,000 sf[11]30 ft[12]0.3[13]—1.25[14]—30[8] / 15[9] / 30[10]
R1-18Single-Family Residential — 18,000 sfresidential18,000 sf[18]30 ft[19]0.4[20]—2.4[21]—25[15] / 10[16] / 25[17]
R1-12Single-Family Residential — 12,000 sfresidential12,000 sf[25]30 ft[26]0.45[27]—3.6[28]—20[22] / 7[23] / 20[24]
R1-10Single-Family Residential — 10,000 sfresidential10,000 sf[32]30 ft[33]0.5[34]—4.4[35]—20[29] / 7[30] / 20[31]
R1-8Single-Family Residential — 8,000 sfresidential8,000 sf[39]30 ft[40]0.5[41]—5.4[42]—20[36] / 5[37] / 20[38]
R1-6Single-Family Residential — 6,000 sfresidential6,000 sf[46]30 ft[47]0.55[48]—7.3[49]—15[43] / 5[44] / 15[45]
R1-5Single-Family Residential — 5,000 sf (highest-density R1)residential5,000 sf[53]30 ft[54]0.55[55]—8.7[56]—15[50] / 5[51] / 15[52]
R2-6Two-Family Residential — 6,000 sf/unitresidential6,000 sf[60]30 ft[61]0.55[62]—7.3[63]—15[57] / 5[58] / 15[59]
R2-5Two-Family Residential — 5,000 sf/unitresidential5,000 sf[67]30 ft[68]0.55[69]—8.7[70]—15[64] / 5[65] / 15[66]
R2-4Two-Family Residential — 4,000 sf/unitresidential4,000 sf[74]30 ft[75]0.55[76]—10.9[77]—15[71] / 5[72] / 15[73]
R3Multi-Family Residential — Medium Densityresidential8,000 sf[81]40 ft[82]0.6[83]—15[84]—20[78] / 10[79] / 20[80]
R4Multi-Family Residential — High Densityresidential10,000 sf[88]50 ft[89]0.65[90]—30[91]—20[85] / 10[86] / 20[87]
MHMobile Home Residentialresidential5,000 sf[95]20 ft[96]0.4[97]———15[92] / 5[93] / 10[94]
NMUNeighborhood Mixed-Usemixed_use—40 ft[101]0.7[102]———10[98] / 0[99] / 10[100]
CMUCorridor Mixed-Usemixed_use—50 ft[106]0.75[107]———5[103] / 0[104] / 10[105]
RMURegional Mixed-Usemixed_use—65 ft[111]0.8[112]———0[108] / 0[109] / 10[110]
IMUIndustrial Mixed-Usemixed_use—50 ft[116]0.7[117]———10[113] / 5[114] / 10[115]
DCDowntown Coremixed_use—65 ft[121]0.9[122]———0[118] / 0[119] / 0[120]
DRDowntown Residentialmixed_use—40 ft[126]0.65[127]———10[123] / 5[124] / 10[125]
POProfessional Officecommercial—40 ft[131]0.6[132]———20[128] / 10[129] / 20[130]
C-1Neighborhood Commercialcommercial—35 ft[136]0.6[137]———20[133] / 10[134] / 15[135]
C-2Community Commercialcommercial—45 ft[141]0.7[142]———20[138] / 10[139] / 15[140]
C-3Regional Commercialcommercial—65 ft[146]0.75[147]———20[143] / 10[144] / 15[145]
BPBusiness Parkindustrial—50 ft[151]0.65[152]———25[148] / 15[149] / 20[150]
I-1Light Industrialindustrial—50 ft[156]0.7[157]———25[153] / 15[154] / 20[155]
I-2Heavy Industrialindustrial—65 ft[161]0.75[162]———30[158] / 20[159] / 25[160]
AGAgriculturalagricultural43,560 sf[163]30 ft[164]——0.5[165]—— / — / —
OSOpen Spacespecial——————— / — / —
CMPCommunity Master Planpd_class27,878,400 sf[166]—————— / — / —
PADPlanned Area Developmentpd_class——————— / — / —

Confidence: confirmed partial under review not found

Overlays

AOD-AUX1
Airport Overlay District — Luke AFB Aux Field #1 AICUZ
MIL
Ch. 7 §7-4 Airport Overlay District (Article 4.5 Overlay Districts)

Parcels inside the USAF Auxiliary Field #1 AICUZ footprint along SR-85 / MC-85 south of downtown Buckeye — specifically: APZ-1 (clear zone / accident potential zone 1), APZ-2 (accident potential zone 2), and DNL noise contours >= 65 dB per Luke AFB AICUZ Study (current 2020 update). Geographic trigger verified against Luke AFB MCP / Buckeye Development Services AOD map.

AOD-AUX6
Airport Overlay District — Luke AFB Aux Field #6 / Goodyear Auxiliary AICUZ
MIL
Ch. 7 §7-4 Airport Overlay District (Article 4.5 Overlay Districts)

Parcels inside the USAF Auxiliary Field #6 (also known as Goodyear Auxiliary Field, though sited within Buckeye city limits south of I-10) AICUZ footprint — APZ-1, APZ-2, and DNL >= 65 dB contours per Luke AFB AICUZ Study. Geography distinct from Aux Field #1 (which is to the south along SR-85) — Aux Field #6 is east of SR-85 / south of I-10 inside the I-10 corridor.

AREOD
Apache Rainbow Employment Overlay District
SPEC
Ch. 7 §7-4 Overlay Districts (Article 4.5)

Employment corridor overlay applied to a designated geography along Apache Rd / Rainbow Rd in northwestern Buckeye — intended to channel industrial, logistics, and flex employment uses within a specified catchment. Geographic boundary defined in implementing ordinance; typically follows major-road frontage and parcel-block groupings rather than parcel-by-parcel designation.

FH
Floodplain Overlay / Flood Hazard Area
FP
Ch. 7 §7-4 Floodplain provisions; coordination with Flood Control District of Maricopa County (FCDMC)

FEMA Special Flood Hazard Area (Zone A / AE / AO) per current FIRM panels 04013C for Buckeye geography. Gila River, Hassayampa River, and Waterman Wash corridors are the dominant SFHA features within the city — substantial portions of southwestern Buckeye are within Gila River floodway.

HDO
Historic District Overlay — Downtown Buckeye
HP
Ch. 7 §7-4 Historic District provisions (Article 4.5)

Downtown Buckeye historic core — centered on Monroe Ave / Centre Ave / Miller Rd intersection; parcels of documented historic significance in the city's historic preservation inventory.

State preemptions

AZ HB 2720 — ADU by-right statewide (2024)applies
Qualifying condition
Statewide preemption applies to all AZ municipalities. Buckeye population 122,000 (2024 Census est.) well above the 75,000-resident applicability threshold set in HB 2720. Buckeye has R1-* single-family districts (R1-43 through R1-5) and MH (Mobile Home) single-family district — all SF subdistricts within city limits are subject to the mandate. Arithmetic: pop 122,000 >= 75,000 threshold per HB 2720 sec. applicability test. | qualifying_condition=Pop 122,000 (2024) >= 75k threshold; all SF districts R1-43/R1-35/R1-18/R1-12/R1-10/R1-8/R1-6/R1-5/MH subject. Federal overlay carve-out: Luke AFB AICUZ (Aux Field #1, Aux Field #6) DNL >= 65 dB and APZ-1/APZ-2 zones retain federal preemption supremacy — ADUs remain prohibited inside AOD-AICUZ high-noise area per HB 2720 airport-carve-out section.
Source
US Census Vintage 2024 City Population Estimates (buckeyecity, AZ); HB 2720 text §9-461.18 applicability
Effect
ADUs permitted by-right on all SF lots: 1 attached + 1 detached (3rd permitted on lots >= 1 acre where 1 is restricted-affordable). Cities cannot impose owner-occupancy, minimum-size, additional-parking beyond 1 space/unit, design-matching, or HOA-based restrictions more restrictive than the state floor. Minimum 5 ft rear/side setback; maximum 1,000 sf or 75% of principal GFA (whichever less). Supersedes Buckeye's pre-2024 ADU / guest-house provisions retained in Chapter 7 legacy sections.
AZ HB 2721 — Middle Housing by-right (2024)applies
Qualifying condition
Statewide preemption. HB 2721 applicability gate: cities >= 75k residents must permit duplex/triplex/fourplex/townhouses by-right in SF zones within 1 mile of designated CBD / downtown area by Jan 2026 compliance deadline. Buckeye population 122,000 (2024 Census) >= 75k threshold; Buckeye has a designated historic downtown / Town Center core at Monroe Ave / Centre Ave / Miller Road intersection. Buckeye Ord. 19-25 Phase 2 (adopted Oct 21 2025, effective Nov 20 2025) implements HB 2721 — adoption confirms applicability. | qualifying_condition=Pop 122,000 >= 75k; Buckeye Town Center is the designated CBD anchor. AOD-AICUZ carve-out preserved: middle housing not permitted where it would violate Luke AFB Aux Field #1 / #6 DNL >= 65 dB or APZ-1/APZ-2. Phase 2 Ord. 19-25 (Nov 20 2025 effective) is the local implementing vehicle — adoption confirmed via Council agenda; implementing article NOT yet in Municode supplement retrieved this pass (supplement 2025-07-29 is pre-Phase-2).
Source
US Census Vintage 2024 PEP; HB 2721 text §9-462.13 applicability; Buckeye Ord. 19-25 council packet
Effect
Duplex/triplex/fourplex/townhouses permitted by-right in R1-* SF districts within 1-mile radius of Buckeye Town Center. Cannot require design standards that effectively prohibit middle housing. Objective, measurable criteria only — no CUP, variance, or public hearing. Max 4 units per lot in R1-6 / R1-5; larger lots (R1-10+) may support additional units by lot-area-per-unit calculation.
AZ HB 2110 — Commercial-to-Residential Adaptive Reuse (2024)applies
Qualifying condition
Statewide preemption; applies to all AZ cities with commercial zoning districts. Buckeye has PO, C-1, C-2, C-3 commercial districts and NMU/CMU/RMU/IMU/DC/DR mixed-use districts, plus BP / I-1 / I-2 industrial. Applicable vacant/underutilized retail inventory along Van Buren St / MC-85 corridor and Sundance Pkwy. | qualifying_condition=AZ municipal baseline. AOD-AICUZ carve-out applies on southern parcels near Aux Field #1 / #6 — commercial-to-residential conversions inside high-noise DNL zones remain subject to military compatibility constraints.
Source
AZ HB 2110 text §9-461.19; Buckeye Chapter 7 district listing
Effect
Allows adaptive reuse of commercial buildings to residential without public hearing. Ministerial approval pathway for conversion projects — rezone + hearing process eliminated for qualifying conversions. Dimensional relief available (setback/parking/height) for adaptive reuse. Particularly relevant for older strip retail on Van Buren St / MC-85 and underutilized office/flex along I-10 Sundance/Verrado interchanges.
AZ HB 2297 — Residential Conversion (2024)applies
Qualifying condition
Statewide mandate; companion to HB 2110. Applies to additional conversion scenarios (office-to-residential, hotel-to-residential) beyond HB 2110 baseline. Buckeye has PO and BP districts with office/flex inventory subject to the expanded mandate. | qualifying_condition=AZ municipal baseline; AOD-AICUZ carve-out continues to apply on southern Aux-Field-adjacent parcels.
Source
AZ HB 2297 text (2024 session law)
Effect
Additional provisions for converting commercial/office buildings to residential use; streamlined approval process. Layered on top of HB 2110 ministerial pathway. Provides dimensional flexibility for conversion (parking reduction, internal reconfiguration without full site-plan amendment).
AZ Prop 207 — Private Property Rights Protection Act (2006)applies
Qualifying condition
Statewide; enacted by voter initiative 2006. Requires compensation for land-use regulations that reduce property value. Applies to all AZ municipalities without population gate. | qualifying_condition=Statewide; no threshold test. Framework effect on Buckeye's CMP-dominant entitlement pattern and restrained base-map overlay activity.
Source
ARS §12-1131 et seq.; AZ Prop 207 (2006)
Effect
Does NOT preempt existing zoning but constrains future downzoning — Buckeye (like all AZ cities) avoids reducing permitted density or imposing new restrictive overlays without explicit rezone consent or property-owner waiver. Shapes the post-2000 pattern of CMP- and PAD-led development over map-wide text amendments. Prop 207 waiver customarily required on rezoning and CMP/PAD applications.
Federal / USAF — Luke AFB AICUZ Auxiliary Fields #1 and #6 (ARS §28-8481 state enforcement mechanism)applies
Qualifying condition
Federal preemption layer enforced via AZ state statute. Luke AFB operates Auxiliary Field #1 (located along SR-85 / MC-85 south of downtown Buckeye) and Auxiliary Field #6 / Goodyear Auxiliary Field (located inside Buckeye city limits south of I-10) as part of its F-35A primary training footprint. FAA Part 77 imaginary surfaces and USAF AICUZ noise contours (DNL >= 65 dB) + APZ-1 / APZ-2 clear-zone / accident-potential-zone overlays preempt local residential density and height on parcels within the aux-field footprints. ARS §28-8481 requires Maricopa County cities hosting military airfields to adopt compatibility overlays — Buckeye's Airport Overlay District (AOD, Chapter 7 §7-4 Article 4.5) is the implementing vehicle. Federal overlay supremacy survives HB 2720 / HB 2721 / HB 2110 / HB 2297 housing preemptions per the airport-noise carve-out included in each 2024 session law. | qualifying_condition=Luke AFB Aux Field #1 and Aux Field #6 AICUZ contours + APZ geographies inside Buckeye city limits. Southern / central parcels within the aux-field footprints are the affected geography. Verify parcel position via Buckeye Development Services AOD map before asserting base-zone or CMP/PAD entitlements.
Source
USAF Luke AFB AICUZ Study (current 2020 update); FAA Part 77 14 CFR; ARS §28-8481; Buckeye Chapter 7 §7-4 Airport Overlay District
Effect
AOD-AICUZ prohibits or severely restricts residential and noise-sensitive uses within APZ-1 (clear zone / accident potential zone 1) and high-noise (>= 70 dB DNL) zones surrounding Aux Field #1 and Aux Field #6; requires Luke AFB Military Compatibility Plan (MCP) coordination for plan approval on parcels inside AICUZ contours; height caps per FAA Part 77 imaginary surfaces. Statutory carve-out in HB 2720 / HB 2721 / HB 2110 / HB 2297 honors AICUZ boundary so federal preemption supremacy survives state housing mandates. Status is federal_state_conflict (not preempted_by_state) because the federal layer governs the same field the state law would otherwise preempt — FM-P discipline applies.

Adopted building codes

No statewide code; city-level

IBC
Local adoption
IRC
Local adoption
NEC
2017
IFC
Local adoption
IECC (Residential)
Local
IECC (Commercial)
Local

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-04-19retrieved atThis research pass via Municode + Claude-in-Chrome SPA rendering
2025-11-20effectivePhase 2 amendments effective November 20, 2025 per Ord. 19-25; Municode lag ~5 months as of 2026-04-19 retrieval
2025-10-21adoptionOrd. 19-25 adopted October 21, 2025 — Phase 2 amendments (middle housing / HB 2721 implementing); NOT yet reflected in Municode supplement — flagged for next freshness pass
2025-07-29supplement effectiveMunicode supplement 2025-07-29 incorporates Ord. 01-24 Phase 1
2024-02-13adoptionOrd. 01-24 adopted February 13, 2024 — Phase 1 Development Code rewrite

Quirks & notes

  • CMP (Community Master Plan) requires a 640-acre (1 square mile / 1 section) minimum to apply. This is the defining Buckeye quirk — no Maricopa County peer sets this high an MPC-application floor. Consequence: the vast majority of Buckeye's post-2000 residential entitlement flows through CMP (Verrado, Sundance, Douglas Ranch / Teravalis, Tartesso, Blue Horizons, Festival Ranch, etc.) or through PAD for sub-640-acre projects. Base R1-* districts govern very little greenfield acreage; they apply primarily to infill, older subdivisions, and annexation-transition parcels. Anyone underwriting Buckeye residential feasibility at scale must engage with CMP — base-zone entitlement math is insufficient. — [Ch. 7 §7-3 CMP provisions]
  • Luke AFB operates TWO auxiliary fields inside or immediately adjacent to Buckeye city limits: Aux Field #1 (along SR-85 / MC-85 south of downtown) and Aux Field #6 / Goodyear Auxiliary (inside Buckeye south of I-10). Both have full AICUZ footprints (APZ-1, APZ-2, DNL >= 65 dB). This is unusual nationally — most cities host at most one military airport overlay. The dual-aux-field pattern means the AOD geography is non-trivial across southern and central Buckeye, and any residential feasibility must confirm parcel position relative to BOTH Aux Field #1 and Aux Field #6 footprints before asserting base-zone, CMP, or PAD entitlements. HB 2720 / HB 2721 / HB 2110 / HB 2297 airport-noise carve-outs preserve AICUZ supremacy over state housing preemptions. — [Ch. 7 §7-4 AOD; Luke AFB AICUZ Study; ARS §28-8481]
  • UNRESOLVED PHASE 2: Buckeye Ord. 19-25 (Development Code Phase 2 amendments) was adopted Oct 21 2025 and took effect Nov 20 2025. Per Council packet, Phase 2 implements HB 2721 middle housing compliance plus miscellaneous clean-up. However, the Municode supplement retrieved for this pass (effective 2025-07-29) is PRE-Phase-2 and does NOT incorporate Ord. 19-25 yet. Current record captures Phase 1 dimensional standards and flags Phase 2 as adopted-but-not-yet-codified-on-platform. Freshness-auditor should re-run source-identifier and relevant extractors against an updated Municode supplement — expected ~Q2 2026 incorporation. Primary risk: middle-housing by-right parameters and any R-district tweaks in Phase 2 may differ from Phase 1 values captured here. — [Buckeye Ord. 19-25 (Oct 21 2025 adoption); Council agenda Oct 21 2025; Municode supplement 2025-07-29]
  • Buckeye was the fastest-growing city in the United States (by percentage, pop >= 50k) for multiple years 2020-2023 per US Census Vintage estimates — population ~93k (2020 Census) to ~122k (2024 PEP), ~30%+ growth in four years. The rapid-growth pressure drives constant rezoning / annexation activity and the aggressive CMP entitlement strategy (Douglas Ranch / Teravalis is a 37,000-acre MPC in planning). Freshness tier set to volatile accordingly — 6-month re-review window recommended rather than 12-month standard. — [US Census Vintage 2024 PEP; Maricopa Association of Governments growth projections]
  • The Hassayampa River crosses Buckeye north-to-south through the western third of the city, and the Gila River forms the southern boundary; Waterman Wash drains the southwestern quadrant. Combined SFHA and FEMA floodway geography covers a substantial fraction of southwestern and southern Buckeye. The FH overlay is operationally consequential for CMP and PAD applications in these areas — BFE + 1 ft freeboard on residential, and FCDMC coordination on any channelization or fill. Douglas Ranch / Teravalis extends into Hassayampa floodplain territory and required master-scale drainage infrastructure design to entitle. — [FEMA FIRM 04013C panels; FCDMC floodplain mapping]
  • DEPRECATED v1 NAMING: The previous v1 record listed R-1 / R-1.5 / R-2 / R-3 / R-4 as Buckeye's base residential districts, citing 'Title 17 Zoning Ordinance'. This was inaccurate — those codes are obsolete (they derive from Appendix B of the legacy pre-2024 code, retained for reference only). The current governing document is Chapter 7 Development Code (Ord. 01-24 Phase 1 adopted Feb 2024, effective supplement Jul 29 2025), which uses the R1-43 through R1-5 lot-size-encoded naming convention captured in this v2 record. v1's R-1/R-1.5/R-2/R-3/R-4 entries were schema-projection artifacts (FM-6) — the names existed in the explorer config but the dimensional values (35 ft height, 5,000 sf lot, 50% coverage, 25/25/10 setbacks) were copy-pasted across all five districts and do not correspond to the current code. — [v1 buckeye-az.json (pre-regeneration); Buckeye Chapter 7 Table 4.1-1; v1 quality.source 'Converted from explorer config']
  • DEPRECATED v1 OVERLAYS: The v1 record listed five overlays (Planned Community PC, Growth Corridor GC, Desert Preserve DP, Flood Hazard FH, Scenic Corridor SC) with generic trigger strings and formula-based parameters ('height multiplier: -0.05'). Of those five, only FH (Floodplain) is a real Buckeye overlay — the other four (PC, GC, DP, SC) do not exist in Buckeye Chapter 7. They appear to be cross-contamination artifacts (FM-3) from a generic overlay template or from another jurisdiction's code. v2 removes PC, GC, DP, SC and replaces with the actual Buckeye overlays: AOD-AUX1, AOD-AUX6 (both Luke AFB AICUZ footprints — the single most consequential overlays in Buckeye, entirely absent from v1), AREOD (employment corridor), FH (retained and upgraded), and HDO (historic downtown). — [v1 buckeye-az.json overlays[]; Buckeye Chapter 7 §7-4 Overlay Districts article]

Formulas

Definitions

height
Measured from finished grade to highest point of structure; rooftop mechanical equipment excluded per Chapter 7 general provisions
lot_coverage
Principal building footprint / lot area
far
Gross floor area / lot area
du_ac
Dwelling units per gross acre; basis varies by district
setback_front
Distance from front property line to nearest building face
setback_side
Distance from side property line to nearest building face
setback_rear
Distance from rear property line to nearest building face
parking
Minimum required spaces per dwelling unit or per 1,000 sf for nonresidential use
aod_height_cap
FAA Part 77 imaginary surface height limit on AOD-AICUZ parcels (supersedes base max_height_ft)

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
sf_typical
R1-43 (43,000 sf / ~1 du/ac) through R1-5 (5,000 sf / ~7 du/ac)
mf_tier
R2-6/R2-5/R2-4 = lot-area-per-unit encoding (6k/5k/4k sf per unit); R3 up to ~15 du/ac; R4 up to ~30+ du/ac
cmp_override
CMP (Community Master Plan, 640-acre minimum) replaces base dimensional standards with project-specific development standards table
pad_override
PAD (Planned Area Development) replaces base dimensional standards with PAD document — smaller-acreage alternative to CMP

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Floor area ratio
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Lot coverage
—%
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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
——
Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
City of Buckeye Code of Ordinances, Chapter 7 — Development Code
Current through Ord. 01-24 Phase 1; Municode supplement 2025-07-29 · retrieved 2026-04-19
Citations
  1. [1] Ch. 7 Table 4.1-1
  2. [2] Ch. 7 Table 4.1-1
  3. [3] Ch. 7 Table 4.1-1
  4. [4] Ch. 7 Table 4.1-1
  5. [5] Ch. 7 Table 4.1-1
  6. [6] Ch. 7 Table 4.1-1
  7. [7] Ch. 7 Table 4.1-1
  8. [8] Ch. 7 Table 4.1-1
  9. [9] Ch. 7 Table 4.1-1
  10. [10] Ch. 7 Table 4.1-1
  11. [11] Ch. 7 Table 4.1-1
  12. [12] Ch. 7 Table 4.1-1
  13. [13] Ch. 7 Table 4.1-1
  14. [14] Ch. 7 Table 4.1-1
  15. [15] Ch. 7 Table 4.1-1
  16. [16] Ch. 7 Table 4.1-1
  17. [17] Ch. 7 Table 4.1-1
  18. [18] Ch. 7 Table 4.1-1
  19. [19] Ch. 7 Table 4.1-1
  20. [20] Ch. 7 Table 4.1-1
  21. [21] Ch. 7 Table 4.1-1
  22. [22] Ch. 7 Table 4.1-1
  23. [23] Ch. 7 Table 4.1-1
  24. [24] Ch. 7 Table 4.1-1
  25. [25] Ch. 7 Table 4.1-1
  26. [26] Ch. 7 Table 4.1-1
  27. [27] Ch. 7 Table 4.1-1
  28. [28] Ch. 7 Table 4.1-1
  29. [29] Ch. 7 Table 4.1-1
  30. [30] Ch. 7 Table 4.1-1
  31. [31] Ch. 7 Table 4.1-1
  32. [32] Ch. 7 Table 4.1-1
  33. [33] Ch. 7 Table 4.1-1
  34. [34] Ch. 7 Table 4.1-1
  35. [35] Ch. 7 Table 4.1-1
  36. [36] Ch. 7 Table 4.1-1
  37. [37] Ch. 7 Table 4.1-1
  38. [38] Ch. 7 Table 4.1-1
  39. [39] Ch. 7 Table 4.1-1
  40. [40] Ch. 7 Table 4.1-1
  41. [41] Ch. 7 Table 4.1-1
  42. [42] Ch. 7 Table 4.1-1
  43. [43] Ch. 7 Table 4.1-1
  44. [44] Ch. 7 Table 4.1-1
  45. [45] Ch. 7 Table 4.1-1
  46. [46] Ch. 7 Table 4.1-1
  47. [47] Ch. 7 Table 4.1-1
  48. [48] Ch. 7 Table 4.1-1
  49. [49] Ch. 7 Table 4.1-1
  50. [50] Ch. 7 Table 4.1-1
  51. [51] Ch. 7 Table 4.1-1
  52. [52] Ch. 7 Table 4.1-1
  53. [53] Ch. 7 Table 4.1-1
  54. [54] Ch. 7 Table 4.1-1
  55. [55] Ch. 7 Table 4.1-1
  56. [56] Ch. 7 Table 4.1-1
  57. [57] Ch. 7 Table 4.1-1
  58. [58] Ch. 7 Table 4.1-1
  59. [59] Ch. 7 Table 4.1-1
  60. [60] Ch. 7 Table 4.1-1
  61. [61] Ch. 7 Table 4.1-1
  62. [62] Ch. 7 Table 4.1-1
  63. [63] Ch. 7 Table 4.1-1
  64. [64] Ch. 7 Table 4.1-1
  65. [65] Ch. 7 Table 4.1-1
  66. [66] Ch. 7 Table 4.1-1
  67. [67] Ch. 7 Table 4.1-1
  68. [68] Ch. 7 Table 4.1-1
  69. [69] Ch. 7 Table 4.1-1
  70. [70] Ch. 7 Table 4.1-1
  71. [71] Ch. 7 Table 4.1-1
  72. [72] Ch. 7 Table 4.1-1
  73. [73] Ch. 7 Table 4.1-1
  74. [74] Ch. 7 Table 4.1-1
  75. [75] Ch. 7 Table 4.1-1
  76. [76] Ch. 7 Table 4.1-1
  77. [77] Ch. 7 Table 4.1-1
  78. [78] Ch. 7 Table 4.1-1
  79. [79] Ch. 7 Table 4.1-1
  80. [80] Ch. 7 Table 4.1-1
  81. [81] Ch. 7 Table 4.1-1
  82. [82] Ch. 7 Table 4.1-1
  83. [83] Ch. 7 Table 4.1-1
  84. [84] Ch. 7 Table 4.1-1
  85. [85] Ch. 7 Table 4.1-1
  86. [86] Ch. 7 Table 4.1-1
  87. [87] Ch. 7 Table 4.1-1
  88. [88] Ch. 7 Table 4.1-1
  89. [89] Ch. 7 Table 4.1-1
  90. [90] Ch. 7 Table 4.1-1
  91. [91] Ch. 7 Table 4.1-1
  92. [92] Ch. 7 Table 4.1-1
  93. [93] Ch. 7 Table 4.1-1
  94. [94] Ch. 7 Table 4.1-1
  95. [95] Ch. 7 Table 4.1-1
  96. [96] Ch. 7 Table 4.1-1
  97. [97] Ch. 7 Table 4.1-1
  98. [98] Ch. 7 Table 4.1-2
  99. [99] Ch. 7 Table 4.1-2
  100. [100] Ch. 7 Table 4.1-2
  101. [101] Ch. 7 Table 4.1-2
  102. [102] Ch. 7 Table 4.1-2
  103. [103] Ch. 7 Table 4.1-2
  104. [104] Ch. 7 Table 4.1-2
  105. [105] Ch. 7 Table 4.1-2
  106. [106] Ch. 7 Table 4.1-2
  107. [107] Ch. 7 Table 4.1-2
  108. [108] Ch. 7 Table 4.1-2
  109. [109] Ch. 7 Table 4.1-2
  110. [110] Ch. 7 Table 4.1-2
  111. [111] Ch. 7 Table 4.1-2
  112. [112] Ch. 7 Table 4.1-2
  113. [113] Ch. 7 Table 4.1-2
  114. [114] Ch. 7 Table 4.1-2
  115. [115] Ch. 7 Table 4.1-2
  116. [116] Ch. 7 Table 4.1-2
  117. [117] Ch. 7 Table 4.1-2
  118. [118] Ch. 7 Table 4.1-2
  119. [119] Ch. 7 Table 4.1-2
  120. [120] Ch. 7 Table 4.1-2
  121. [121] Ch. 7 Table 4.1-2
  122. [122] Ch. 7 Table 4.1-2
  123. [123] Ch. 7 Table 4.1-2
  124. [124] Ch. 7 Table 4.1-2
  125. [125] Ch. 7 Table 4.1-2
  126. [126] Ch. 7 Table 4.1-2
  127. [127] Ch. 7 Table 4.1-2
  128. [128] Ch. 7 Table 4.1-3
  129. [129] Ch. 7 Table 4.1-3
  130. [130] Ch. 7 Table 4.1-3
  131. [131] Ch. 7 Table 4.1-3
  132. [132] Ch. 7 Table 4.1-3
  133. [133] Ch. 7 Table 4.1-3
  134. [134] Ch. 7 Table 4.1-3
  135. [135] Ch. 7 Table 4.1-3
  136. [136] Ch. 7 Table 4.1-3
  137. [137] Ch. 7 Table 4.1-3
  138. [138] Ch. 7 Table 4.1-3
  139. [139] Ch. 7 Table 4.1-3
  140. [140] Ch. 7 Table 4.1-3
  141. [141] Ch. 7 Table 4.1-3
  142. [142] Ch. 7 Table 4.1-3
  143. [143] Ch. 7 Table 4.1-3
  144. [144] Ch. 7 Table 4.1-3
  145. [145] Ch. 7 Table 4.1-3
  146. [146] Ch. 7 Table 4.1-3
  147. [147] Ch. 7 Table 4.1-3
  148. [148] Ch. 7 Table 4.1-3
  149. [149] Ch. 7 Table 4.1-3
  150. [150] Ch. 7 Table 4.1-3
  151. [151] Ch. 7 Table 4.1-3
  152. [152] Ch. 7 Table 4.1-3
  153. [153] Ch. 7 Table 4.1-3
  154. [154] Ch. 7 Table 4.1-3
  155. [155] Ch. 7 Table 4.1-3
  156. [156] Ch. 7 Table 4.1-3
  157. [157] Ch. 7 Table 4.1-3
  158. [158] Ch. 7 Table 4.1-3
  159. [159] Ch. 7 Table 4.1-3
  160. [160] Ch. 7 Table 4.1-3
  161. [161] Ch. 7 Table 4.1-3
  162. [162] Ch. 7 Table 4.1-3
  163. [163] Ch. 7 Table 2.1-1 (district established); dimensional standards in Table 4.1-1 footnote
  164. [164] Ch. 7 Table 4.1-1
  165. [165] Ch. 7 Table 4.1-1
  166. [166] Ch. 7 §7-3 CMP provisions

Research status

Publication gates

primary url presentpassedsource.primary_url = https://library.municode.com/az/buckeye/codes/code_of_ordinances — Municode, authoritative for Buckeye Code of Ordinances / Chapter 7 Development Code. v1 lacked any primary URL (code_source field absent; code_name referenced obsolete Title 17).
no aggregator citedpassedProfile + narrative scan found no zoneomics/steadily/siteplanguide/zonara/unzoned references. All citations point to Buckeye Chapter 7 §-references, ARS §-references, FAA Part 77, FEMA FIRM, AZ session laws, Luke AFB AICUZ Study, US Census PEP, or FCDMC materials.
confidence tags full formpassedAll base_districts claims carry {value, status, citation} structure with Chapter 7 Table-reference form. All overlays carry confidence code + citation. Partial claims carry explicit reason fields. No bare [confirmed] or single-glyph confidence tokens (v1 used {v, c: 'p'} shorthand across all fabricated districts).
overlays have parameters trigger confidencepassed5/5 overlays (AOD-AUX1, AOD-AUX6, AREOD, FH, HDO) have non-empty params[] (4-7 entries each), trigger populated with specific geographic reference (SR-85 footprint, I-10 corridor, Gila/Hassayampa SFHA, Monroe/Centre/Miller downtown core), confidence in {c, p}, and ordinance citation populated. v1 had 5 overlays but only 1 was real (FH); v2 removes fabricated PC/GC/DP/SC and adds AOD-AUX1/AOD-AUX6/AREOD/HDO.
preempt section city specificpassedstate_preemptions_applicable[] contains 6 Buckeye-specific entries (HB 2720, HB 2721, HB 2110, HB 2297, Prop 207, federal Luke AFB AICUZ Aux Field #1/#6) each with qualifying_condition_checked + qualifying_condition_source + effect + effective_date + preempted_fields_in_this_record. HB 2720 applicability arithmetic cites Buckeye pop 122,000 (2024 Census PEP) >= 75k threshold explicitly. Federal overlay entry uses status: federal_state_conflict with federal_overlay_refs populated per FM-P discipline. Not a link-stub. v1 had only path-string state_preemptions reference.
research profile consistentpassedClassification (hybrid-pd), naming convention (lot-size-encoded for SF, letter-code for MU/commercial/industrial), district inventory (27 base districts spanning residential through PD-class), and overlay inventory (5 overlays — 2 AICUZ + AREOD + FH + HDO) are internally consistent. Preemption block aligns with classification (AZ city >= 75k pop → HB 2720/2721 applicable; west-valley Luke AFB host → federal_state_conflict on AICUZ parcels). Quirks narrative reinforces CMP-dominant pattern, dual-aux-field geography, and Phase 2 unresolved flag — all three are reflected in district/overlay/preemption structure rather than contradicted.

Data quality

88%completeness58 confirmed9 partial3 inferred2 not found
Documented gaps
  • Phase 2 Ord. 19-25 amendments (effective 2025-11-20) not in Municode supplement retrieved; captured as unresolved
  • AREOD implementing parameters partial — §-reference follow-up needed
  • HDO contributing-structure inventory not retrieved — Development Services follow-up needed

Known issues

freshness:volatiledata:gaps-present

Verification

last_verified_at2026-04-19T00:00:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked72
atomic_claims_confirmed58
atomic_claims_partial9
atomic_claims_inferred3
atomic_claims_not_found2
failed_claims
pass_rate0.958
notes58 confirmed + 9 partial + 3 inferred = 70 of 72 supported (97.2% supported). 2 not_found atoms: (a) AREOD exact ordinance-section reference; (b) HDO contributing-structure inventory. Both flagged in quirks[]/overlays[] with status: partial and specific follow-up actions noted. Pass threshold >= 95% met. Isolation discipline held — verifier atoms evaluated against primary Municode source text without the draft record in context.
narrative_refnarratives/buckeye-az/2026-04-19-v2-regeneration.json

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