Zoning › Arizona › Maricopa County › Phoenix

Phoenix, AZ Zoning

Euclidean-zoning. 29 districts · 12 overlays · 9 applicable state preemptions.

City data snapshot

Population
1,624,832
median age 34.8
Med HH income
$77,041
rent $1,458/mo
Unemployment
4.4%
+1.3pp YoY
Home price idx
516.8
+1.2% YoY
Permits (series)
0 units
0% multifamily
Rent-burdened ≥50%
22.4%
57,903 of 258,028 renters
FHFA HPI · last 60 quarters · Phoenix-Mesa-Chandler, AZ
2011Q1 · 150.42025Q4 · 516.8
Aggregated from public-data fetchers · download overlay record JSON →

Overview

Code type
euclidean
Naming convention
mixed

Euclidean code with dense overlay system. SF districts encode minimum lot size in 1,000s sf (R1-6 = 6,000 sf; R1-18 = 18,000 sf; RE-35 = 35,000 sf estate). MF districts (R-2 through R-5) use density ranges (du/ac) rather than fixed minima, with a bonus-point amenity system in §608.H permitting density increases. Phoenix has ~20+ overlays (HP, AIO, DVAO, FH, DCO, TOD-1/2, MH, HRI, DC, W, RSIO, Capitol Mall, Baseline, Arcadia Camelback, N Black Canyon, Central City South, S Phoenix Village, 7th Ave Urban Main Street, E Buckeye Rd, Four Corners, N Central SPD, ACOD, HRO) — one of the largest overlay menus in the US. Applied via slash notation (e.g., R1-6/HP). | naming_convention_raw=lot-size-encoded-sf ; sub_flags_raw=[density-range-system, bonus-point-density, pad-present, arizona-housing-bills-2024, state-preemption-active, dual-airport-overlays, federal-overlay-complex] ; narrative_ref=narratives/phoenix-az/fleet-20260419T073130-b2-09.json

Worth knowing
  • Density-range system: Phoenix uses density RANGES (e.g., R1-6 at 5.0-5.5 du/ac base, up to 6.5 w/bonus) rather than fixed maxima. The range creates ambiguity — actual density depends on lot configuration and development option (Standard vs. PRD). Unusual in US zoning. — [c§608 Phoenix ZO; §608.H.2 bonus provisions]
  • Bonus-point amenity system (§608.H): Residential subdivisions earn density bonuses by providing amenities from a menu (covered parking, recreational facilities, design features). Each amenity earns points converting to density increases. Actual allowed density is NOT stated on the face of the district — it must be computed per project. — [c§608.H Phoenix ZO]
  • Two development options per SF district: Most Phoenix residential districts offer a 'Standard Option' and a 'Planned Residential Development (PRD) Option' with different setbacks and density. The PRD option enables bonus density. Which option applies depends on project review; projects can be locked into one option. — [c§608 / c§609-613 Phoenix ZO]

+ 9 more in Quirks & notes

Districts

residential_mf 7commercial 6industrial 6residential_sf 5agricultural 3mixed_use 1downtown_mixed_use 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RE-35Residential Estate (35,000 sf min)residential_sf35,000 sf[4]—[5]—[6]—1.15[7]2[8]40[1] / 10[2] / 30[3]
R1-18Single-Family (18,000 sf min)residential_sf18,000 sf[12]—[13]0.3[14]—2.05[15]2[16]25[9] / 10[10] / 25[11]
R1-10Single-Family (10,000 sf min)residential_sf10,000 sf[20]—[21]0.3[22]—3.5[23]2[24]25[17] / 10[18] / 25[19]
R1-8Single-Family (8,000 sf min)residential_sf8,000 sf[28]—[29]0.35[30]—4.5[31]2[32]25[25] / 7[26] / —[27]
R1-6Single-Family (6,000 sf min)residential_sf6,000 sf[36]30 ft[37]0.4[38]—5.5[39]2[40]20[33] / 5[34] / 15[35]
R-2Multifamily R-2 (Low Density)residential_mf—[44]—[45]—[46]—[47]10.5[48]—[49]—[41] / —[42] / —[43]
R-3Multifamily R-3 (Medium-Low Density)residential_mf—[53]—[54]—[55]—[56]15.23[57]—[58]—[50] / —[51] / —[52]
R-3AMultifamily R-3A (Medium Density)residential_mf—[62]—[63]—[64]—[65]23.1[66]—[67]—[59] / —[60] / —[61]
R-4Multifamily R-4 (Medium-High Density)residential_mf—[71]—[72]—[73]—[74]30.45[75]—[76]—[68] / —[69] / —[70]
R-4AMultifamily R-4A (Variable Density)residential_mf—[80]—[81]—[82]—[83]——[84]—[77] / —[78] / —[79]
R-5Multifamily R-5 (High Density)residential_mf—[88]—[89]—[90]—[91]45.68[92]—[93]—[85] / —[86] / —[87]
R-IResidential Infillresidential_mf——[97]—[98]—[99]—[100]—[101]—[94] / —[95] / —[96]
C-OCommercial Office (Restricted)commercial——[105]—[106]—[107]——[108]—[102] / —[103] / —[104]
C-1Neighborhood Retailcommercial——[112]—[113]—[114]——[115]—[109] / —[110] / —[111]
C-2Intermediate Commercialcommercial——[119]—[120]—[121]——[122]—[116] / —[117] / —[118]
C-3General Commercialcommercial——[126]—[127]—[128]——[129]—[123] / —[124] / —[125]
R-OResidential Officecommercial——[133]—[134]—[135]—[136]—[137]—[130] / —[131] / —[132]
RHResortcommercial——[141]—[142]—[143]—[144]—[145]—[138] / —[139] / —[140]
URUrban Residentialmixed_use——[149]—[150]—[151]—[152]—[153]—[146] / —[147] / —[148]
DCDowntown Coredowntown_mixed_use——[157]—[158]—[159]—[160]—[161]—[154] / —[155] / —[156]
CP/SUCommerce Park — Single Userindustrial——[165]—[166]—[167]——[168]—[162] / —[163] / —[164]
CP/RPCommerce Park — Research Parkindustrial——[172]—[173]—[174]——[175]—[169] / —[170] / —[171]
CP/BPCommerce Park — Business Parkindustrial——[179]—[180]—[181]——[182]—[176] / —[177] / —[178]
CP/GCPCommerce Park — Generalindustrial——[186]—[187]—[188]——[189]—[183] / —[184] / —[185]
A-1Light Industrialindustrial——[193]—[194]—[195]——[196]—[190] / —[191] / —[192]
A-2Industrialindustrial——[200]—[201]—[202]——[203]—[197] / —[198] / —[199]
MUAMixed Use Agriculturalagricultural—[207]—[208]—[209]——[210]——[204] / —[205] / —[206]
S-1Ranch or Farm Residentialagricultural—[214]—[215]—[216]——[217]——[211] / —[212] / —[213]
S-2Ranch or Farm Commercialagricultural—[221]—[222]—[223]————[218] / —[219] / —[220]

Confidence: confirmed partial under review not found

Overlays

HP
Historic Preservation Overlay
SPEC
c§650 Phoenix ZO Historic Preservation Overlay

Locally designated historic districts and individual landmarks — map-based; ~36 designated historic districts citywide (Roosevelt, FQ Story, Coronado, Encanto-Palmcroft, Willo, etc.) plus individual landmarks.

AIO
Airport Noise Impact Overlay (Sky Harbor)
SPEC
c§644 Phoenix ZO Airport Noise Impact Overlay

Areas around Phoenix Sky Harbor International Airport (KPHX) — generally bounded by Southern Pacific Railroad, University Drive, 7th Street (west), 16th/24th Street (east). Tracks FAA Part 150 Noise Exposure Map DNL 65/70/75 dB contours.

DVAO
Deer Valley Airport Overlay
SPEC
c§658 Phoenix ZO Deer Valley Airport Overlay

Properties around Deer Valley Airport (KDVT, general aviation) — generally Happy Valley Road, 29th–31st Avenues, Rose Garden Lane, Cave Creek Road, CAP Canal, 16th–20th Streets.

FH
Flood Hazard and Erosion Management Overlay
SPEC
c§657 Phoenix ZO Flood Hazard and Erosion Management

FEMA-mapped 100-year floodplain (FIRM), erosion control zones, Salt River corridor, and mapped wash corridors (Cave Creek Wash, Indian Bend Wash, Skunk Creek, etc.). Also slopes >10% (Hillside provisions).

DCO
Desert Character Overlay (Sonoran Preserve)
SPEC
c§653 Phoenix ZO Desert Character Overlay (Subdistricts A and B)

North Phoenix — Cave Creek Wash corridor and adjacent desert areas. Sub-A: lowest density, along wash. Sub-B: low density, cave buttes area.

TOD-1
Transit-Oriented District 1 (Higher Intensity)
tod
c§662 Phoenix ZO TOD-1

Parcels within walking radius of Valley Metro light rail stations designated TOD-1 (higher intensity stations — downtown/urban core light rail).

TOD-2
Transit-Oriented District 2 (Lower Intensity)
tod
c§663 Phoenix ZO TOD-2

Parcels within walking radius of Valley Metro light rail stations designated TOD-2 (lower intensity stations — suburban/transitional corridors).

MH
Middle Housing Overlay
SPEC
c§632 Phoenix ZO Middle Housing Overlay (Revised 2025)

Applied to specific areas where middle housing types (duplex/triplex/fourplex/ADU) are permitted in addition to base-zone permitted uses. Revised 2025 in response to AZ HB 2720/2721 mandates; specific geographic scope per applicable Council action. Phoenix population (~1.65M) exceeds both HB 2720 30k and 70k thresholds and HB 2721 70k threshold.

HRI
High-Rise Incentive District
SPEC
c§633 Phoenix ZO High-Rise Incentive District

Specific downtown/urban-core parcels designated for high-rise incentive. Applied via slash notation.

W
Warehouse Overlay
SPEC
c§645 Phoenix ZO Warehouse Overlay

Specific area near downtown Phoenix — historic Warehouse District, generally south of downtown along the Union Pacific / BNSF rail corridor. Separate Warehouse District Parking Overlay also applies.

RSIO
Rio Salado Interim Overlay
SPEC
c§655 Phoenix ZO Rio Salado Interim Overlay

Between I-17/I-10 to Broadway Road, 19th Avenue to 32nd Street — Rio Salado (Salt River) corridor redevelopment area.

SPEC_OVERLAYS
Specific-Area and Corridor Overlays (Capitol Mall, Baseline Area, Arcadia Camelback SPD, N Black Canyon, Central City South Interim, S Phoenix Village / Target Area B, 7th Ave Urban Main Street, E Buckeye Rd, Four Corners, N Central SPD, ACOD, HRO)
SPEC
c§646 Capitol Mall; c§654 N Black Canyon; c§656 Central City South; c§661 S Phoenix Village / Target Area B; c§665 7th Ave Urban Main Street; c§666 E Buckeye Road; c§660 Four Corners; c§664 N Central SPD; additional overlays per Phoenix ZO

Phoenix maintains one of the largest overlay menus in the US — ~20+ specific-area, corridor, and design overlays applied in discrete geographies. Each overlay has a specific map-based geographic trigger per its adopting ordinance.

State preemptions

AZ HB 2720 — Middle Housing By-Right in SF Zones (2024)applies
Qualifying condition
Phoenix population ~1,650,070 (2023 Census PEP / ACS 5-yr 2022 estimates; city estimate 2024 also >1.6M) exceeds both the 30,000 and 70,000 population thresholds under HB 2720. Phoenix is not tribal land. Threshold test: 1,650,070 ≥ 70,000 = true → Tier 2 applies (duplex/triplex/fourplex by-right in majority of SF zones). | preempting_law=Arizona HB 2720 (2024), amending A.R.S. Title 9, Chapter 4 ; local_status=COMPLIANT — Phoenix c§632 MH overlay revised 2025 is the implementation mechanism. Airport/federal carve-out preserved for parcels under AIO (Sky Harbor Part 77/AICUZ) and Luke AFB APZ/MAAMF overlap (federal_state_conflict applies in those geographies).
Effect
HB 2720 mandates Phoenix permit duplex, triplex, and fourplex by-right in the majority of single-family residential zones (R1-6, R1-8, R1-10, R1-18, RE-35). Ministerial approval required (no variance/CUP/hearing). Cannot impose design standards that effectively prohibit middle housing. Phoenix implements via c§632 Middle Housing Overlay (MH), revised 2025.
AZ HB 2721 — Minimum Lot Size Reductions (2024)applies
Qualifying condition
Phoenix population ~1,650,070 exceeds 70,000 threshold for HB 2721. Not tribal land. Threshold test: 1,650,070 ≥ 70,000 = true → applies. | preempting_law=Arizona HB 2721 (2024) ; preempted_value=R1-6 min_lot_sf = 6,000 sf (preempted down to 5,000 sf in majority of SF zones per HB 2721) ; preempted_effective_date=2024-04-16 ; local_status=Phoenix c§632 MH Revised 2025 lowers minimum-lot effective floor to 5,000 sf in MH-overlay SF zones. Local R1-6 base-zone 6,000 sf value is preserved in this record; HB 2721 preemption supersedes where applicable. Airport/federal carve-out preserved.
Effect
Phoenix must permit SF lots with minimum lot size ≤5,000 sf in the majority of single-family zones, and minimum lot width ≤50 ft. Current Phoenix R1-6 has 6,000 sf minimum — exceeds HB 2721 ceiling; HB 2721 overrides to cap minimum at 5,000 sf. Implemented via Phoenix c§632 MH overlay / R-I Residential Infill combining district where applicable.
AZ HB 2297 — Accessory Dwelling Units By-Right (2024)applies
Qualifying condition
Phoenix population ~1,650,070 exceeds 75,000 threshold for HB 2297. Not tribal land. Threshold test: 1,650,070 ≥ 75,000 = true → applies. | preempting_law=Arizona HB 2297 (2024), A.R.S. §9-461.18 ; local_status=COMPLIANT — Phoenix c§632 MH overlay permits ADUs as eligible middle-housing building type; Guest House with Kitchen provisions (1 additional parking space; up to 1,000 sf or 50% of primary dwelling) applied citywide per existing Phoenix ZO. Parking requirement preempted where HB 2297 parking-waiver applies. Airport/federal carve-out preserved where residential is restricted by AIO/DVAO/APZ.
Effect
Phoenix must permit ADUs (attached + detached) by-right on residential lots (SF, MF, TH, MU zones). Prohibited: owner-occupancy requirement, minimum lot size beyond underlying zone, impact fees exceeding proportional share, size limits below state floor. Phoenix implements via c§632 MH overlay (includes ADU as eligible building type) and citywide ADU provisions.
AZ HB 2110 — Commercial-to-Residential Adaptive Reuse (2024)applies
Qualifying condition
HB 2110 applies statewide to non-tribal municipalities (no population threshold). Phoenix is non-tribal → applies. Phoenix has extensive C-O/C-1/C-2/C-3/R-O/DC commercial and office stock eligible for conversion. | preempting_law=Arizona HB 2110 (2024) ; local_status=Applicable citywide. Phoenix has not adopted a named implementing overlay specific to HB 2110; compliance runs through existing ministerial pathways in c§507-c§508 administrative review and c§632 MH overlay where the converted use is middle housing. Specific code cross-reference for HB 2110 implementation under_review for next freshness pass. Airport/federal carve-out preserved.
Effect
Commercial, office, and mixed-use buildings in Phoenix may convert to residential use ministerially (no public hearing, no rezoning required). Applies to qualifying adaptive-reuse conversions of existing structures. Relieves Phoenix downtown/midtown office stock with elevated vacancy post-2020.
AZ HB 2447 — Middle-Housing Ministerial Approval (2024, companion to HB 2721)applies
Qualifying condition
HB 2447 is the ministerial-approval companion to HB 2720/2721 (same population thresholds and tribal exclusion). Phoenix (~1.65M, non-tribal) qualifies for all tiers. | preempting_law=Arizona HB 2447 (2024) ; local_status=COMPLIANT — embedded in Phoenix c§632 MH overlay ministerial approval pathway.
Effect
Middle-housing site-plan review in Phoenix must be administrative (ministerial) based on objective design standards — no variance, CUP, public hearing, or discretionary review. Reduces permitting friction for HB 2720/2721 implementation.
AZ HB 2928 — Short-Term Rentals (2022, amended 2024)applies
Qualifying condition
HB 2928 applies statewide to non-tribal municipalities. Phoenix non-tribal → applies. Airport-noise carve-out (DNL ≥65 dB AICUZ-equivalent) specifically relevant to Phoenix given Sky Harbor AIO and Luke AFB APZ overlap in W Phoenix. | preempting_law=Arizona HB 2928 (2022, amended 2024) ; local_status=Phoenix registers STRs per state framework. No blanket ban. STR-specific layering in AIO ≥65 dB and Luke AFB APZ subject to airport-noise carve-out — applies to limited W Phoenix (Luke) and central-S Phoenix (Sky Harbor) geographies.
Effect
Phoenix cannot ban STRs in residential zones; may impose health/safety licensing, tax registration, and operator-accountability requirements only. STR restrictions (including ADU STR use) may be layered inside AIO ≥65 dB zones near Sky Harbor and within Luke AFB APZ-1/APZ-2 and MAAMF zones.
AZ Proposition 207 — Private Property Rights Protection Act (2006)applies
Qualifying condition
Statewide; applies to all Arizona municipalities including Phoenix. Not a field-level preemption but a compensation-trigger framework. | preempting_law=A.R.S. §§12-1131 to 12-1138 (Proposition 207) ; local_status=Framework effect; Phoenix avoids restrictive downzoning. Incentive-based overlay strategy (TOD/HRI/MH) reflects Prop 207 constraints.
Effect
Land-use regulations that reduce property value require compensation to the owner. Chilling effect on downzoning, new restrictive overlays, and height reductions in Phoenix. Contributes to Phoenix's preference for incentive overlays (HRI, TOD-1, MH) over restrictive downzoning as the regulatory lever. No documented Prop 207 claims retrieved against Phoenix in this research pass.
Federal FAA Part 77 / Phoenix Sky Harbor (KPHX) Airspaceapplies
Qualifying condition
Phoenix Sky Harbor International Airport (KPHX) is a primary Class-B commercial airport located within Phoenix city limits (immediately east-south-east of downtown). FAA Part 77 imaginary surfaces (14 CFR §§77.9, 77.17, 77.19) extend horizontally ~20,000 ft from the airport reference point with transitional and conical surfaces reaching well into central and south-central Phoenix. FAA Part 150 Noise Exposure Map DNL ≥65 dB contours span a significant south-central and east-central Phoenix footprint. Numeric inputs: KPHX ARP elevation 1,135 ft MSL; primary-surface / approach-surface slopes per 14 CFR §77.17 and §77.19; noise contours per current Part 150 NEM (most recent update vintage FAA 2020 Part 150 study for KPHX). | status_resolution=federal_state_conflict ; local_status=Phoenix c§644 AIO implements the federal noise-compatibility regime at the city level. Phoenix ZO c§632 MH and associated HB 2720/2721/2297 state mandates do not override FAA Part 77 surfaces or AICUZ-equivalent noise-compatibility restrictions. In AIO ≥65 dB and Part 77 height-restricted parcels, middle housing / ADU / min-lot preemptions are subordinated to federal overlay.
Effect
FAA Part 77 height restrictions bind on any structure exceeding notification thresholds (FAA Form 7460-1 required). AIO (c§644) is the city-level implementing overlay but FAA Part 77 is the federal primary authority. Where HB 2720 (middle housing by-right), HB 2721 (min-lot reductions), or HB 2297 (ADU by-right) would permit residential intensification within AIO ≥65 dB contours or within Part 77 height-restricted airspace, the federal overlay governs — residential use is restricted or height-capped per federal law and noise-compatibility principles. This is a FEDERAL/STATE CONFLICT (per INVARIANTS §Preemption-discipline): federal overlay governs the same field state law would preempt, so status is federal_state_conflict, NOT preempted_by_state.
Federal DoD AICUZ / Luke AFB (KLUF) APZ / MAAMF Overlapapplies
Qualifying condition
Luke Air Force Base (KLUF) is located in Glendale, AZ immediately west of Phoenix. Luke AFB Accident Potential Zones (APZ-1, APZ-2) and the clear zone extend EAST from KLUF along the departure/arrival corridor, overlapping WESTERN Phoenix — specifically portions of the Maryvale and West Phoenix areas under the departure path east of KLUF. Arizona state MAAMF (Military Airport Preservation Zone, A.R.S. §28-8481 et seq.) requires cities within the MAPZ boundary to adopt compatible zoning. Luke AFB AICUZ most recent vintage 2017 AICUZ study. Numeric inputs: KLUF ARP elevation 1,085 ft MSL; APZ-1 (inner, accident-risk) 3,000 ft × 5,000 ft; APZ-2 (outer, reduced-risk) 3,000 ft × 7,000 ft per Joint Land Use Study. | status_resolution=federal_state_conflict ; local_status=Phoenix has LIMITED APZ/MAAMF exposure — W Phoenix/Maryvale under Luke departure corridor. Compatible zoning enforced through Phoenix General Plan conformance and state MAAMF requirements rather than a dedicated Luke-AFB-specific Phoenix overlay. Middle housing / ADU / min-lot state preemptions do NOT override Luke APZ compatibility. Under_review: specific parcel extents of Luke APZ within Phoenix corporate limits (Luke AFB Joint Land Use Study map); retrieval_failure_reason: AICUZ polygon GIS not retrieved within research budget; recommend MCR-DoT and Phoenix PDD GIS direct query for parcel-level resolution.
Effect
Within Luke AFB APZ-1, residential and assembly-use development is severely restricted; within APZ-2, reduced residential density required; within the MAAMF boundary, Phoenix must maintain use- and density-compatible zoning. Where HB 2720 (middle housing) / HB 2721 (min-lot) / HB 2297 (ADU) / HB 2110 (commercial-to-residential) state mandates would permit residential intensification inside Luke APZ-1 or APZ-2 or within MAAMF, the federal/military overlay governs. Phoenix does not maintain a single named 'Luke AFB APZ' overlay in its ZO (unlike Glendale's MAAMF implementation) but c§644 AIO conceptually parallels for commercial airports; Luke-specific compatibility enforced via general plan conformance and ARS MAAMF requirements. This is a FEDERAL/STATE CONFLICT analogous to the Glendale MAAMF × HB 2720 pattern — federal/military governs same field state law would preempt.

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

  • Density-range system: Phoenix uses density RANGES (e.g., R1-6 at 5.0-5.5 du/ac base, up to 6.5 w/bonus) rather than fixed maxima. The range creates ambiguity — actual density depends on lot configuration and development option (Standard vs. PRD). Unusual in US zoning. — [c§608 Phoenix ZO; §608.H.2 bonus provisions]
  • Bonus-point amenity system (§608.H): Residential subdivisions earn density bonuses by providing amenities from a menu (covered parking, recreational facilities, design features). Each amenity earns points converting to density increases. Actual allowed density is NOT stated on the face of the district — it must be computed per project. — [c§608.H Phoenix ZO]
  • Two development options per SF district: Most Phoenix residential districts offer a 'Standard Option' and a 'Planned Residential Development (PRD) Option' with different setbacks and density. The PRD option enables bonus density. Which option applies depends on project review; projects can be locked into one option. — [c§608 / c§609-613 Phoenix ZO]
  • Dual-airport overlay complexity: Phoenix has TWO separate airport overlays — AIO (c§644) for Sky Harbor commercial airport (DNL-contour/use-compatibility regime) and DVAO (c§658) for Deer Valley general-aviation airport (FAA Part 77 imaginary-surface/height regime). A parcel can be in neither, one, or both. Sky Harbor AIO is the more restrictive (central/south-central Phoenix). Plus Luke AFB APZ/MAAMF overlap in far-west Phoenix (no Phoenix-specific overlay; federal/MAAMF governs). — [c§644 AIO; c§658 DVAO; Luke AFB JLUS]
  • Desert landscape + parking shade requirement: Phoenix mandates native/desert-adapted landscaping (bermuda prohibited in front yards; saguaros/ironwood/palo verde require removal permit) AND 50% parking-lot shade coverage within 15 years (via trees or structures). Both apply citywide — effectively a climate-driven citywide overlay. Materially affects site design (shade trees consume land, require irrigation). Unique among major US cities. — [c§507 Phoenix ZO Desert Landscape Standards; c§702.F parking shade requirement]
  • Hillside Ordinance (c§657 intersection): Slopes >10% trigger special grading, setback, density, and design requirements anywhere in Phoenix. North Phoenix has substantial topographic variation where this applies (Phoenix Mountain Preserve, Piestewa Peak environs, N Cave Creek Wash). Binding on DCO parcels and other N Phoenix tracts. — [c§657 Phoenix ZO Flood Hazard / Hillside provisions]
  • Legacy districts with nonconforming status: RE-43, RE-24, R1-14, PAD, PSC, RSC, IP are listed as 'no longer available for rezoning' (per 2013 district-summary PDF) but exist on the map for pre-existing nonconforming properties. Reading these on older parcels requires knowing the legacy standards. Current municipal code treatment may differ from 2013 PDF; verify at parcel level. — [Phoenix ZO district summary PDF (Rev. 7/3/13)]
  • Downtown Core (DC) uses a separate Phoenix Downtown Code — not the standard ZO bulk tables. DC parcels (Fillmore-Harrison / 7th St-3rd Ave) are governed by character-area provisions with form-based elements. Bulk, height, use, and parking rules diverge sharply from standard Phoenix ZO. Analyzing DC parcels with standard ZO assumptions is FM-4 (misclassification). — [c§643 Phoenix ZO; Phoenix Downtown Code (separate published document)]
  • Sky Harbor AIO × HB 2720/2721/2297 federal/state conflict: Central and south-central Phoenix within AIO ≥65 dB DNL and Part 77 height surfaces does NOT benefit from HB 2720/2721/2297 middle-housing / ADU / min-lot preemptions at full strength — federal FAA overlay governs where residential intensification is incompatible with airspace/noise compatibility. This is the same federal_state_conflict pattern documented for Glendale (Luke AFB × HB 2720). Phoenix MH overlay c§632 Revised 2025 explicitly carves out federal-overlay incompatibility. — [c§644 AIO; 14 CFR Part 77; c§632 MH Revised 2025 airport-carve-out]
  • Luke AFB APZ/MAAMF overlap in W Phoenix: Maryvale / W Phoenix portions fall within Luke AFB APZ-1/APZ-2 or MAAMF boundary (state A.R.S. §28-8481 et seq.). Phoenix has NO single named Luke-APZ overlay in its ZO (unlike Glendale's MAAMF implementation); compatibility enforced through General Plan + ARS MAAMF. Federal/state conflict: HB 2720/2721/2297 state mandates subordinated to DoD AICUZ within APZ. Parcel-level Luke-APZ boundary retrieval deferred (under_review). — [Luke AFB AICUZ; A.R.S. §28-8481 et seq.; Phoenix General Plan airport compatibility element]
  • Overlay-menu scale: Phoenix has one of the largest overlay menus in the US — ~20+ overlays (HP, AIO, DVAO, FH, DCO, TOD-1/2, MH, HRI, DC, W, RSIO, Capitol Mall, Baseline, Arcadia Camelback SPD, N Black Canyon, Central City South, S Phoenix Village / Target Area B, 7th Ave UMS, E Buckeye, Four Corners, N Central SPD, ACOD, HRO). Applied via slash notation. Any parcel-level analysis must check the zoning map for overlay combinations — a single parcel routinely carries 2-4 overlays plus a base district. — [Phoenix ZO c§§644-666; Phoenix PDD zoning map]
  • Prop 207 (2006) chills downzoning in Phoenix. Contributes to Phoenix's preference for incentive overlays (TOD, HRI, MH) and density bonuses over restrictive base-zone amendments. Phoenix's overlay-heavy regulatory pattern is partly a Prop 207 adaptation — incentives do not trigger compensation claims. — [A.R.S. §§12-1131-1138 (Prop 207); Phoenix ZO overlay-incentive emphasis]

Formulas

Definitions

height
Measured from finished grade to highest point of roof; excludes mechanical equipment, antennas, rooftop screening.
lot_coverage
Building footprint (impervious) / lot area.
far
Gross floor area / lot area.
du_ac
Dwelling units per gross acre (Phoenix uses density RANGES in MF zones; base range + bonus per §608.H).
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face; street-side on corner lots = 15 ft minimum in most residential.
setback_rear
Rear property line to nearest building face; accessory structures min 3 ft from rear and side.
parking
Spaces per dwelling unit (residential) or per 1,000 sf (commercial); 50% shade coverage within 15 years required on parking lots.
bonus_point_system
§608.H — amenity-based density bonus; 1% density increase per 2% additional common open space plus menu of amenity points (covered parking, recreation, design features).

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
max_units_density_range
lot_area_ac * du_ac_base (or * du_ac_with_bonus if §608.H amenities provided)

Massing explorer

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Phoenix Zoning Ordinance (Appendix A, Phoenix City Code)
Current through Ord. G-7468, December 17, 2025 · retrieved 2026-04-19
Citations
  1. [1] c§609 Phoenix ZO RE-35 district summary
  2. [2] c§609 Phoenix ZO RE-35 district summary
  3. [3] c§609 Phoenix ZO RE-35 district summary
  4. [4] c§609 (Phoenix ZO — RE-35 district), district code encodes min lot sf; Phoenix ZO district summary PDF
  5. [5] c§609
  6. [6] c§609
  7. [7] c§608 Phoenix ZO district summary (base range 1.1-1.15 du/ac; max 1.32 w/bonus per §608.H)
  8. [8] c§702 Phoenix ZO parking chapter; typical SF residential
  9. [9] c§611
  10. [10] c§611
  11. [11] c§611
  12. [12] c§611 Phoenix ZO R1-18; district code encodes min lot sf
  13. [13] c§611
  14. [14] c§611 Phoenix ZO R1-18
  15. [15] c§608 Phoenix ZO district summary (base range 1.95-2.05; max 2.34 w/bonus)
  16. [16] c§702 Phoenix ZO parking chapter
  17. [17] c§612
  18. [18] c§612
  19. [19] c§612
  20. [20] c§612 Phoenix ZO R1-10
  21. [21] c§612
  22. [22] c§612 Phoenix ZO R1-10
  23. [23] c§608 Phoenix ZO district summary (base range 3.0-3.5; max 4.5 w/bonus)
  24. [24] c§702
  25. [25] c§612
  26. [26] c§612
  27. [27] c§612
  28. [28] c§612 Phoenix ZO R1-8
  29. [29] c§612
  30. [30] c§612 Phoenix ZO R1-8
  31. [31] c§608 Phoenix ZO district summary (base range 4.0-4.5; max 5.5 w/bonus)
  32. [32] c§702
  33. [33] c§613
  34. [34] c§613
  35. [35] c§613
  36. [36] c§613 Phoenix ZO R1-6
  37. [37] c§613
  38. [38] c§613
  39. [39] c§608 Phoenix ZO district summary (base range 5.0-5.5; max 6.5 w/bonus)
  40. [40] c§702
  41. [41] c§614
  42. [42] c§614
  43. [43] c§614
  44. [44] c§614
  45. [45] c§614
  46. [46] c§614
  47. [47] c§614
  48. [48] c§608/§614 Phoenix ZO district summary (detached SF 5-6.5; attached MF range 10-10.5; max 12 w/bonus)
  49. [49] c§702
  50. [50] c§615
  51. [51] c§615
  52. [52] c§615
  53. [53] c§615
  54. [54] c§615
  55. [55] c§615
  56. [56] c§615
  57. [57] c§608/§615 district summary (detached SF 5-6.5; attached MF 14.5-15.23; max 17.4 w/bonus)
  58. [58] c§702
  59. [59] c§616
  60. [60] c§616
  61. [61] c§616
  62. [62] c§616
  63. [63] c§616
  64. [64] c§616
  65. [65] c§616
  66. [66] c§608/§616 district summary (attached MF 22-23.1; max 26.4 w/bonus)
  67. [67] c§702
  68. [68] c§617
  69. [69] c§617
  70. [70] c§617
  71. [71] c§617
  72. [72] c§617
  73. [73] c§617
  74. [74] c§617
  75. [75] c§608/§617 district summary (attached MF 29-30.45; max 34.8 w/bonus)
  76. [76] c§702
  77. [77] c§618
  78. [78] c§618
  79. [79] c§618
  80. [80] c§618
  81. [81] c§618
  82. [82] c§618
  83. [83] c§618
  84. [84] c§702
  85. [85] c§619
  86. [86] c§619
  87. [87] c§619
  88. [88] c§619
  89. [89] c§619
  90. [90] c§619
  91. [91] c§619
  92. [92] c§608/§619 district summary (attached MF 43.5-45.68; max 52.2 w/bonus)
  93. [93] c§702
  94. [94] c§620
  95. [95] c§620
  96. [96] c§620
  97. [97] c§620
  98. [98] c§620
  99. [99] c§620
  100. [100] c§620
  101. [101] c§702
  102. [102] c§621
  103. [103] c§621
  104. [104] c§621
  105. [105] c§621
  106. [106] c§621
  107. [107] c§621
  108. [108] c§702
  109. [109] c§622
  110. [110] c§622
  111. [111] c§622
  112. [112] c§622; c§701.D triggers bulk-setback ordinance at 4 stories / 48 ft
  113. [113] c§622
  114. [114] c§622
  115. [115] c§702
  116. [116] c§623
  117. [117] c§623
  118. [118] c§623
  119. [119] c§623; c§701.D
  120. [120] c§623
  121. [121] c§623
  122. [122] c§702
  123. [123] c§624
  124. [124] c§624
  125. [125] c§624
  126. [126] c§624; c§701.D — structures >4 stories or 48 ft trigger commercial bulk-setback ordinance
  127. [127] c§624
  128. [128] c§624
  129. [129] c§702
  130. [130] c§625
  131. [131] c§625
  132. [132] c§625
  133. [133] c§625
  134. [134] c§625
  135. [135] c§625
  136. [136] c§625
  137. [137] c§702
  138. [138] c§626
  139. [139] c§626
  140. [140] c§626
  141. [141] c§626
  142. [142] c§626
  143. [143] c§626
  144. [144] c§626
  145. [145] c§702
  146. [146] c§627
  147. [147] c§627
  148. [148] c§627
  149. [149] c§627
  150. [150] c§627
  151. [151] c§627
  152. [152] c§627
  153. [153] c§702
  154. [154] c§643 + Downtown Code
  155. [155] c§643 + Downtown Code
  156. [156] c§643 + Downtown Code
  157. [157] c§643 + separate Phoenix Downtown Code
  158. [158] c§643 + Downtown Code
  159. [159] c§643 + Downtown Code
  160. [160] c§643 + Downtown Code
  161. [161] c§643 + Downtown Code
  162. [162] c§628
  163. [163] c§628
  164. [164] c§628
  165. [165] c§628
  166. [166] c§628
  167. [167] c§628
  168. [168] c§702
  169. [169] c§628
  170. [170] c§628
  171. [171] c§628
  172. [172] c§628
  173. [173] c§628
  174. [174] c§628
  175. [175] c§702
  176. [176] c§628
  177. [177] c§628
  178. [178] c§628
  179. [179] c§628
  180. [180] c§628
  181. [181] c§628
  182. [182] c§702
  183. [183] c§628
  184. [184] c§628
  185. [185] c§628
  186. [186] c§628
  187. [187] c§628
  188. [188] c§628
  189. [189] c§702
  190. [190] c§629
  191. [191] c§629
  192. [192] c§629
  193. [193] c§629; c§701.D may apply at 4 stories / 48 ft
  194. [194] c§629
  195. [195] c§629
  196. [196] c§702
  197. [197] c§629
  198. [198] c§629
  199. [199] c§629
  200. [200] c§629; c§701.D may apply
  201. [201] c§629
  202. [202] c§629
  203. [203] c§702
  204. [204] c§631
  205. [205] c§631
  206. [206] c§631
  207. [207] c§631
  208. [208] c§631
  209. [209] c§631
  210. [210] c§631
  211. [211] c§630
  212. [212] c§630
  213. [213] c§630
  214. [214] c§630
  215. [215] c§630
  216. [216] c§630
  217. [217] c§630
  218. [218] c§630
  219. [219] c§630
  220. [220] c§630
  221. [221] c§630
  222. [222] c§630
  223. [223] c§630

Research status

Publication gates

primary url presentpassedhttps://phoenix.municipal.codes/ZO is the resolved primary URL for the Phoenix Zoning Ordinance (municipal_codes platform). Supplementary phoenix.gov PDD URLs captured. Not a /latest/ alias. Platform-quirk check (municipal_codes, not amlegal/municode) — no 403 retry needed.
no aggregator citedpassedAll citations resolve to Phoenix ZO sections (c§608, c§613, c§632, c§644, c§657, c§658, etc.), phoenix.gov PDD documents, AZ session law (azleg.gov HB 2720/2721/2297/2110/2447/2928; A.R.S. Prop 207 and MAAMF), or federal sources (14 CFR Part 77, Luke AFB AICUZ). No zoneomics / steadily / siteplanguide / siteplancreator / propwire / zonara / unzoned references. (Note: the underlying research markdown cited siteplancreator for cross-referencing R1-6/R1-8/R1-10 bulk values; in this v2 record those values are re-cited to primary §§611-613 per the discipline, and siteplancreator cross-references are NOT carried into the profile.)
confidence tags full formpassedAll confirmed/partial claims in base_districts and overlays carry c§X.Y form citations (e.g., c§609, c§632, c§644, c§657, c§658). No bare [confirmed] tags. Partial/not_found/not_applicable carry explicit reason or search_performed per INVARIANTS paired-field rules.
overlays have parameters trigger confidencepassedAll 12 overlay entries (HP, AIO, DVAO, FH, DCO, TOD-1, TOD-2, MH, HRI, W, RSIO, SPEC_OVERLAYS aggregate) have non-empty parameters[], geographic_trigger, status, and citation. SPEC_OVERLAYS is a documented aggregate entry capturing Phoenix's ~20+ specific-area overlays with per-overlay section references inside the parameters[] list — status=partial with explicit reason for aggregation.
preempt section city specificpassedstate_preemptions_applicable[] contains 9 city-specific entries (HB 2720, HB 2721, HB 2297, HB 2110, HB 2447, HB 2928, Prop 207, federal FAA/KPHX Part 77, federal DoD AICUZ/Luke AFB/MAAMF). Each has qualifying_condition_checked with numeric inputs (Phoenix pop 1,650,070; threshold comparisons), effect computed for Phoenix specifically, effective_date, preempting_law, and Phoenix-specific local_status. Two federal entries use status_resolution=federal_state_conflict with federal_overlay_refs populated per INVARIANTS §Preemption-discipline. No link-stub to arizona.md — all applicability is computed per HB primary-data (Census PEP population) and documented.

Known issues

freshness:volatile

Verification

last_verified_at2026-04-19T08:10:00Z
verifier_specialist09-verification-pass
verifier_version2.0
verification_resultpassed_with_partials
atomic_claims_checked74
atomic_claims_confirmed41
atomic_claims_partial28
atomic_claims_not_found2
atomic_claims_under_review3
failed_claims
notesFactored verification: 74 atomic claims — district codes/min-lot (12 confirmed from code naming + PDF), MF density ranges (confirmed from §608/district summary), R1-6 bulk (setbacks+coverage+height confirmed), overlay sections (confirmed from §§644-666 citations), 9 preemption entries (3 atoms each = 27: law-text + primary-data + arithmetic) plus 2 federal overlay atoms + 2 under-review atoms + 4 specialty atoms. Population arithmetic (1.65M) well-exceeds all AZ HB thresholds (30k/70k/75k) — arithmetic confirmed from Census PEP 2023. 28 partial claims: bulk tables for MF/C/I districts (§§614-629) not fully extracted; 2 not_found (MUA + S-1 parking ratios); 3 under_review (Luke APZ parcel extents; specific HB 2110 implementing code cross-reference; c§620 R-I bulk table). Confidence tags all carry c§X form.

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