Zoning › Arizona › Maricopa County › Goodyear

Goodyear, AZ Zoning

Euclidean-zoning. 13 districts · 7 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Euclidean base zones (SF-6/SF-9/SF-12 single-family encoding minimum lot area in thousand-sf, MF-LR/MR/HR multifamily tiers, NC/GC/BPD commercial, LI/GI industrial) layered with overlay districts. West-valley Maricopa County city — Luke AFB MAAMF is the most restrictive overlay on southern/southwestern parcels; PAD is the ubiquitous master-planned-community mechanism (PebbleCreek, Estrella, Canyon Trails). Goodyear Airport is MUNICIPAL (civilian GA), distinct from Luke AFB — the two airspace overlays layer on different parts of the city. | naming_convention_raw=lot-size-encoded-sf ; sub_flags_raw=[pad-dominant, arizona-housing-bills-2024, state-preemption-active, west-valley-luke-afb-maamf, annexation-heavy] ; narrative_ref=narratives/goodyear-az/4e94d55e-9a3f-469c-9f47-8a98ea65fa68.json

Worth knowing
  • Luke AFB MAAMF is the single most consequential regulatory feature in Goodyear. The base is ~4 miles north-northwest of downtown; noise contours and APZ-1/APZ-2 zones cover substantial portions of southern and southwestern city area. This is the canonical west-valley AZ federal-preemption pattern — Goodyear sits alongside Glendale, Avondale, Litchfield Park, Buckeye, El Mirage, and Surprise under the same shared MAAMF regime. Any residential feasibility work in Goodyear must start with a MAAMF parcel check. Contrast with east-valley peers (Gilbert, Mesa, Chandler, Queen Creek) where Phoenix-Mesa Gateway Airport is the analogous airspace concern and Luke MAAMF does not apply. — [Ord. §3-4; ARS §28-8481; Luke AFB AICUZ Study; Luke AFB JLUS]
  • Goodyear Municipal Airport (KGYR) is a separate civilian general-aviation facility at the southern edge of the city, with its own FAA Part 77 imaginary surface overlay (GMA-AO). The two airport overlays rarely geographically overlap (Luke is north, KGYR is south) but both encumber southern parcels in narrow bands. Where they do overlap, MAAMF (military) controls. — [Ord. §3-4; FAA Part 77; KGYR master plan]
  • Height Setback Overlay (HSO) imposes a 1:1 height-to-additional-setback ratio citywide above 30 ft base. Formula: additional setback (ft) = 1 × (height - 30). A 60 ft building requires 30 ft additional setback on top of base. This is unusual nationally — most cities use a bulk plane, daylight plane, or FAR-based envelope. The 1:1 ratio effectively caps practical heights at 45-50 ft on typical urban infill lots. PAD rezoning is the typical workaround. — [Ord. §3-3-7]

+ 5 more in Quirks & notes

Districts

residential 8commercial 3industrial 2
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
SFSingle-Family Residentialresidential7,500 sf[4]35 ft[5]0.45[6]0.5[7]5[8]2[9]22[1] / 6.5[2] / 22[3]
SF-6Single-Family Residential — 6,000 SFresidential6,000 sf[10]—————— / — / —
SF-9Single-Family Residential — 9,000 SFresidential9,000 sf[11]—————— / — / —
SF-12Single-Family Residential — 12,000 SFresidential12,000 sf[12]—————— / — / —
MFMulti-Family Residentialresidential15,000 sf[16]45 ft[17]0.6[18]1.12[19]25[20]1.5[21]25[13] / 10[14] / 25[15]
MF-LRMulti-Family Residential — Low-Riseresidential—45 ft[22]————— / — / —
MF-MRMulti-Family Residential — Mid-Riseresidential—65 ft[23]————— / — / —
MF-HRMulti-Family Residential — High-Riseresidential—85 ft[24]————— / — / —
NCNeighborhood Commercialcommercial10,000 sf[28]45 ft[29]0.7[30]1.5[31]—3.5[32]12[25] / 10[26] / 20[27]
BPDBusiness Park Districtcommercial25,000 sf[33]55 ft[34]0.6[35]1.25[36]—3[37]— / — / —
GCGeneral Commercialcommercial15,000 sf[38]65 ft[39]0.75[40]2[41]—3[42]— / — / —
LILight Industrialindustrial20,000 sf[46]45 ft[47]0.6[48]1[49]—1.5[50]20[43] / 15[44] / 25[45]
GIGeneral Industrialindustrial43,560 sf[51]55 ft[52]0.5[53]0.8[54]—1[55]— / — / —

Confidence: confirmed partial under review not found

Overlays

MAAMF
Military Airport and Ancillary Military Facility Overlay (Luke Air Force Base)
SPEC
Ord. §3-4 Airport Overlay provisions; ARS §28-8481 (state statute authorizing military compatibility overlays); Luke AFB AICUZ Study

Southern and southwestern Goodyear parcels within Luke AFB high-noise contours (DNL >= 65 dB) and accident-potential zones (APZ-1, APZ-2) as delineated on the adopted Luke AFB / Maricopa County Joint Land Use Study and compatibility map. Luke AFB is ~4 miles north-northwest of downtown Goodyear — the closest west-valley commercial center to the base. Shared jurisdictionally with Buckeye, Glendale, Avondale, Litchfield Park, El Mirage, and Surprise.

GMA-AO
Goodyear Municipal Airport Overlay (Civilian GA)
SPEC
Ord. §3-4 Airport Impact provisions; FAA Part 77 imaginary surfaces

FAA Part 77 imaginary surfaces and AICUZ-equivalent noise contours around Goodyear Municipal Airport (KGYR) — civilian general-aviation field at the southern edge of city. Distinct from Luke AFB MAAMF; GMA-AO applies to civilian aviation on parcels south of Yuma Rd and around the KGYR approach corridors.

HSO
Height Setback Overlay
SPEC
Ord. §3-3-7 Height Setback provisions

All parcels city-wide; triggered when proposed building height exceeds 30 ft regardless of base district.

NAAO
Newly Annexed Area Transition Overlay
SPEC
Ord. §2-5 Annexation provisions; ARS §9-471 (municipal annexation)

Parcels annexed from Maricopa County unincorporated territory into City of Goodyear. Goodyear is aggressively annexing — boundaries expanded ~40% 2000-2025. Triggered automatically on annexation recording.

RWSO
Riparian / Wash Setback Overlay
SPEC
Ord. §3-5 Environmental Protection provisions; Maricopa County Flood Control District coordination; FEMA Flood Insurance Rate Maps

Parcels within designated riparian buffer areas along Agua Fria River (eastern boundary), Waterman Wash, Bullard Wash, and minor tributaries draining to Gila River. Primary wash corridors concentrated in northern and western Goodyear along agricultural drainage network.

PAD
Planned Area Development Overlay
SPEC
Ord. §8 Planned Area Development

Master-planned communities and large-scale mixed-use projects throughout Goodyear — PebbleCreek (55+ active adult), Estrella (master-planned community straddling Goodyear/Buckeye), Canyon Trails, Palm Valley, Wigwam, and Goodyear Ranch. PAD is the dominant development mechanism in post-2000 Goodyear; most new residential acreage flows through PAD rezoning rather than base SF districts.

MHOD
Middle Housing Overlay (HB 2721 Compliance)
SPEC
Ord. §3-2 supplementary provisions implementing AZ HB 2721 (2024); ARS §9-462.13

SF-zoned parcels within 1-mile radius of Goodyear's designated CBD / downtown core (centered on Civic Square / Goodyear Ballpark). Applies to SF-6, SF-9, SF-12 base zones within the buffer. Exempts MAAMF-overlaid parcels per HB 2720/2721 airport-noise carve-out (federal preemption supremacy).

State preemptions

AZ HB 2720 — ADU by-right statewide (2024)applies
Qualifying condition
qualifying_condition=Statewide preemption applies to all AZ cities. Goodyear has SF-6, SF-9, SF-12 single-family residential districts subject to the mandate. All SF subdistricts within city limits qualify. ; local_status=Goodyear must comply. KEY EXCEPTION: HB 2720 includes explicit carve-out for FAA-licensed / military airports with noise zones >=65 dB. Luke AFB MAAMF (DNL >=65 dB + APZ-1/APZ-2) qualifies under this carve-out — ADUs remain prohibited inside MAAMF per federal military compatibility. Goodyear Municipal Airport (civilian GA, KGYR) is FAA-licensed and may trigger the carve-out on a subset of parcels inside >=65 dB contours. Outside MAAMF and GMA-AO noise contours, HB 2720 governs.
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, 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 Goodyear's pre-2024 ADU provisions.
AZ HB 2721 — Middle Housing by-right (2024)applies
Qualifying condition
qualifying_condition=Statewide mandate. Cities must permit middle housing (duplex/triplex/fourplex/townhouses) by-right in SF zones within 1 mile of CBD by Jan 2026. Goodyear population ~110k exceeds applicability threshold; Goodyear has a defined CBD/downtown core (Civic Square / Goodyear Ballpark). ; local_status=Goodyear adopted MHOD in 2025 per task brief. Specific implementing article not directly retrieved this pass — verify adoption details and CBD buffer geometry with Goodyear Development Services (623-932-3004). MAAMF carve-out honored: middle housing prohibited inside Luke AFB MAAMF high-noise zones.
Effect
Duplex/triplex/fourplex/townhouses permitted by-right in SF-6/SF-9/SF-12 zones within 1-mile radius of Goodyear downtown core. Cannot require design standards that effectively prohibit middle housing. Compliance mechanism is MHOD overlay. MAAMF preempts middle housing inside the airport noise carve-out.
AZ HB 2110 — Commercial-to-Residential Adaptive Reuse (2024)applies
Qualifying condition
qualifying_condition=Statewide preemption; applies to all AZ cities with commercial zoning districts. Goodyear has NC, BPD, GC commercial districts and LI/GI industrial districts. Vacant/underutilized retail and office inventory exists particularly along Litchfield Rd and Estrella Pkwy corridors. ; local_status=Goodyear must comply. Specific implementing article in Goodyear Zoning Ordinance not directly retrieved this pass. MAAMF carve-out applies: commercial-to-residential conversions inside Luke AFB MAAMF high-noise zones remain subject to military compatibility constraints (cannot override federal preemption). Pathway is especially relevant for older strip retail along Litchfield Rd.
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. NC, BPD, GC commercial-to-residential conversion: rezone+hearing → ministerial.
AZ HB 2297 — Residential Conversion (2024)applies
Qualifying condition
qualifying_condition=Statewide mandate; companion to HB 2110. Applies to additional conversion scenarios (office-to-residential, hotel-to-residential) beyond HB 2110 baseline. ; local_status=Goodyear must comply; implementing provisions layered on HB 2110 adoption. MAAMF carve-out continues to apply.
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
qualifying_condition=Statewide; requires compensation for land-use regulations that reduce property value. Prop 207 has a chilling effect on downzoning and restrictive overlay adoption across all AZ municipalities. ; local_status=Goodyear follows statewide practice of requiring Prop 207 waivers on rezoning applications. Framework effect on NAAO design, PAD dominance, and restrained overlay activity. Any MHOD implementation had to be structured to avoid Prop 207 exposure.
Effect
Does NOT preempt existing zoning but constrains future downzoning — Goodyear avoids reducing permitted density or imposing new restrictive overlays without explicit rezone consent or compensation. Shapes Goodyear's annexation-to-rezoning workflow (NAAO is designed to avoid triggering Prop 207 claims on newly annexed land) and its preference for PAD mechanisms over map-wide text amendments.
Federal / USAF — Luke AFB MAAMF Military Airport Preemption (ARS §28-8481)applies
Qualifying condition
qualifying_condition=Federal preemption layer enforced via AZ state statute. Luke AFB is an active F-35A primary training installation ~4 miles north-northwest of downtown Goodyear. FAA Part 77 imaginary surfaces and USAF AICUZ noise contours preempt local residential density and height on southern/southwestern Goodyear parcels. ARS §28-8481 requires Maricopa County cities within the MAAMF boundary to adopt compatibility overlays. Goodyear is a west-valley Luke AFB host city (contrasts with east-valley Gilbert/Mesa/Chandler where Phoenix-Mesa Gateway Airport is the analogous airspace concern). ; local_status=Goodyear has adopted MAAMF overlay per ARS §28-8481(I). Any residential development in southern/southwestern Goodyear must confirm parcel position relative to MAAMF before assuming base-zone or PAD entitlements. Contact Luke AFB 56th Civil Engineer Squadron (623-856-6011) for MCP pre-application. This is the west-valley AZ pattern — east-valley cities (Gilbert, Mesa, Chandler, Queen Creek) use Phoenix-Mesa Gateway analogs instead.
Effect
MAAMF overlay is the single most restrictive regulatory constraint in southern/southwestern Goodyear. Prohibits or severely restricts residential and noise-sensitive uses within APZ-1 and high-noise (>=70 dB DNL) zones; requires Luke AFB MCP coordination for plan approval; statutory carve-out in HB 2720 / HB 2721 / HB 2928 honors MAAMF boundary so federal preemption supremacy survives state housing mandates. Height caps per FAA Part 77 imaginary surfaces.

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.

Quirks & notes

  • Luke AFB MAAMF is the single most consequential regulatory feature in Goodyear. The base is ~4 miles north-northwest of downtown; noise contours and APZ-1/APZ-2 zones cover substantial portions of southern and southwestern city area. This is the canonical west-valley AZ federal-preemption pattern — Goodyear sits alongside Glendale, Avondale, Litchfield Park, Buckeye, El Mirage, and Surprise under the same shared MAAMF regime. Any residential feasibility work in Goodyear must start with a MAAMF parcel check. Contrast with east-valley peers (Gilbert, Mesa, Chandler, Queen Creek) where Phoenix-Mesa Gateway Airport is the analogous airspace concern and Luke MAAMF does not apply. — [Ord. §3-4; ARS §28-8481; Luke AFB AICUZ Study; Luke AFB JLUS]
  • Goodyear Municipal Airport (KGYR) is a separate civilian general-aviation facility at the southern edge of the city, with its own FAA Part 77 imaginary surface overlay (GMA-AO). The two airport overlays rarely geographically overlap (Luke is north, KGYR is south) but both encumber southern parcels in narrow bands. Where they do overlap, MAAMF (military) controls. — [Ord. §3-4; FAA Part 77; KGYR master plan]
  • Height Setback Overlay (HSO) imposes a 1:1 height-to-additional-setback ratio citywide above 30 ft base. Formula: additional setback (ft) = 1 × (height - 30). A 60 ft building requires 30 ft additional setback on top of base. This is unusual nationally — most cities use a bulk plane, daylight plane, or FAR-based envelope. The 1:1 ratio effectively caps practical heights at 45-50 ft on typical urban infill lots. PAD rezoning is the typical workaround. — [Ord. §3-3-7]
  • PAD (Planned Area Development) is the dominant mechanism for post-2000 Goodyear residential development. PebbleCreek, Estrella, Canyon Trails, Palm Valley, Wigwam, and Goodyear Ranch are all PAD-entitled. Most new SF and MF acreage flows through PAD rezoning, not base SF/MF districts. Base district dimensional standards have limited operative effect on greenfield projects — they govern infill and smaller parcels. — [Ord. §8]
  • Goodyear is aggressively annexing — boundaries expanded ~40% 2000-2025. The Newly Annexed Area Transition Overlay (NAAO) caps annexed parcels at pre-annexation Maricopa County density (often 1 du/5 ac agricultural) for 2-5 years until Council-approved rezoning. This creates a multi-year inventory constraint for developers acquiring county land at the urban fringe. Prop 207 amplifies: downzoning during transition can trigger compensation claims. — [Ord. §2-5; ARS §9-471]
  • MF-HR (High-Rise, 8+ stories, 85 ft) is restricted to the Downtown core only — effectively a single small area around Civic Square. All other MF development is capped at MF-LR (45 ft / 4 stories) or MF-MR (65 ft / 7 stories). High-rise supply is very limited relative to Phoenix or even Glendale peers. — [Ord. §3-3-7]
  • HB 2720 / HB 2721 / HB 2928 statutory airport-noise carve-outs explicitly preserve Luke AFB MAAMF (and arguably KGYR >=65 dB contours) as binding even where state preemption would otherwise override local restriction. This creates a federal-state-local conflict pattern where the MAAMF boundary is the controlling geographic feature for ADU / middle housing / STR applicability. Due diligence must check MAAMF position before asserting HB 2720/2721 entitlements. — [AZ HB 2720 §-airport-carve-out; HB 2721 §-airport-carve-out; ARS §28-8481]
  • Physical landscape buffers required on industrial/commercial perimeter (6 ft masonry wall or berm on LI; 8 ft on GI), not just planting screens. Added cost ~$15-25/linear foot. Enforced as ministerial site-plan requirement. — [Ord. §5-3-2]

Formulas

Definitions

height
Measured from grade to highest point; rooftop equipment excluded
lot_coverage
Building footprint / lot area; excludes accessory structures
far
Gross floor area / lot area
du_ac
Dwelling units per acre; basis varies by district
setback_front
Distance from property line to building facade
setback_side
Distance from property line per side; totals vary
setback_rear
Distance from property line to building rear
parking
Spaces per unit or per 1000 SF; varies by use type
height_setback_overlay
1 foot additional setback for each foot of height above 30 ft base

Capacity calculations

sf_typical
3-7 du/ac by-right; density bonus possible
mf_standard
15-35 du/ac; 40+ du/ac with density incentive
mf_hr_limited
High-rise (8+ stories) restricted to Downtown core only

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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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Goodyear City Code, Chapter 7 — Zoning Ordinance
Current through Ordinance 25-1642 (Dec. 15, 2025) · retrieved 2026-04-18
Citations
  1. [1] Ord. §3-3-3
  2. [2] Ord. §3-3-3
  3. [3] Ord. §3-3-3
  4. [4] Ord. §3-2-1 Table
  5. [5] Ord. §3-3-7
  6. [6] Ord. §3-3-1
  7. [7] Ord. §3-3-1
  8. [8] Ord. §3-2-1
  9. [9] Ord. §6-3-2
  10. [10] Ord. §3-2-1 Table
  11. [11] Ord. §3-2-1 Table
  12. [12] Ord. §3-2-1 Table
  13. [13] Ord. §3-3-3
  14. [14] Ord. §3-3-3
  15. [15] Ord. §3-3-3
  16. [16] Ord. §3-2-2
  17. [17] Ord. §3-3-7
  18. [18] Ord. §3-3-1
  19. [19] Ord. §3-3-1
  20. [20] Ord. §3-2-2
  21. [21] Ord. §6-3-2
  22. [22] Ord. §3-3-7
  23. [23] Ord. §3-3-7
  24. [24] Ord. §3-3-7
  25. [25] Ord. §4-3-2
  26. [26] Ord. §4-3-2
  27. [27] Ord. §4-3-2
  28. [28] Ord. §4-2-1
  29. [29] Ord. §4-3-1
  30. [30] Ord. §4-3-1
  31. [31] Ord. §4-3-1
  32. [32] Ord. §6-3-1
  33. [33] Ord. §4-2-2
  34. [34] Ord. §4-3-1
  35. [35] Ord. §4-3-1
  36. [36] Ord. §4-3-1
  37. [37] Ord. §6-3-1
  38. [38] Ord. §4-2-3
  39. [39] Ord. §4-3-1
  40. [40] Ord. §4-3-1
  41. [41] Ord. §4-3-1
  42. [42] Ord. §6-3-1
  43. [43] Ord. §5-3-2
  44. [44] Ord. §5-3-2
  45. [45] Ord. §5-3-2
  46. [46] Ord. §5-2-1
  47. [47] Ord. §5-3-1
  48. [48] Ord. §5-3-1
  49. [49] Ord. §5-3-1
  50. [50] Ord. §6-3-1
  51. [51] Ord. §5-2-2
  52. [52] Ord. §5-3-1
  53. [53] Ord. §5-3-1
  54. [54] Ord. §5-3-1
  55. [55] Ord. §6-3-1

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Data quality

92%completeness
Documented gaps
  • Goodyear MHOD (HB 2721 implementing) article not directly retrieved this pass — parameters inferred from statutory baseline + Glendale/Gilbert parallel adoption. GMA-AO civilian airport overlay section not directly extracted — framework confirmed via FAA Part 77 baseline. Direct retrieval recommended in next pass.

Known issues

freshness:volatile

Verification

last_verified_at2026-04-18T00:00:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked68
atomic_claims_confirmed52
atomic_claims_partial11
atomic_claims_inferred3
atomic_claims_not_found2
failed_claims
narrative_refnarratives/goodyear-az/4e94d55e-9a3f-469c-9f47-8a98ea65fa68.json

Other cities in this state

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