Overview
Code type
hybrid-pd
Naming convention
lot-size-encoded
| residential_sf | lot-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_mf | density-encoded (R2-6, R2-5, R2-4 = min lot sf per unit in thousands; R3 / R4 = tiered MF) |
| mixed_use | letter-code (NMU, CMU, RMU, IMU, DC, DR) |
| commercial | letter-code (PO, C-1, C-2, C-3) |
| industrial | letter-code (BP, I-1, I-2) |
| special | letter-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[].
Districts
residential 14mixed_use 6commercial 4industrial 3pd_class 2agricultural 1special 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R1-43 | Single-Family Residential — 43,000 sf (Rural/Large-Lot) | residential | — | — | — | — | — | — | — / — / — |
| R1-35 | Single-Family Residential — 35,000 sf | residential | — | — | — | — | — | — | — / — / — |
| R1-18 | Single-Family Residential — 18,000 sf | residential | — | — | — | — | — | — | — / — / — |
| R1-12 | Single-Family Residential — 12,000 sf | residential | — | — | — | — | — | — | — / — / — |
| R1-10 | Single-Family Residential — 10,000 sf | residential | — | — | — | — | — | — | — / — / — |
| R1-8 | Single-Family Residential — 8,000 sf | residential | — | — | — | — | — | — | — / — / — |
| R1-6 | Single-Family Residential — 6,000 sf | residential | — | — | — | — | — | — | — / — / — |
| R1-5 | Single-Family Residential — 5,000 sf (highest-density R1) | residential | — | — | — | — | — | — | — / — / — |
| R2-6 | Two-Family Residential — 6,000 sf/unit | residential | — | — | — | — | — | — | — / — / — |
| R2-5 | Two-Family Residential — 5,000 sf/unit | residential | — | — | — | — | — | — | — / — / — |
| R2-4 | Two-Family Residential — 4,000 sf/unit | residential | — | — | — | — | — | — | — / — / — |
| R3 | Multi-Family Residential — Medium Density | residential | — | — | — | — | — | — | — / — / — |
| R4 | Multi-Family Residential — High Density | residential | — | — | — | — | — | — | — / — / — |
| MH | Mobile Home Residential | residential | — | — | — | — | — | — | — / — / — |
| NMU | Neighborhood Mixed-Use | mixed_use | — | — | — | — | — | — | — / — / — |
| CMU | Corridor Mixed-Use | mixed_use | — | — | — | — | — | — | — / — / — |
| RMU | Regional Mixed-Use | mixed_use | — | — | — | — | — | — | — / — / — |
| IMU | Industrial Mixed-Use | mixed_use | — | — | — | — | — | — | — / — / — |
| DC | Downtown Core | mixed_use | — | — | — | — | — | — | — / — / — |
| DR | Downtown Residential | mixed_use | — | — | — | — | — | — | — / — / — |
| PO | Professional Office | commercial | — | — | — | — | — | — | — / — / — |
| C-1 | Neighborhood Commercial | commercial | — | — | — | — | — | — | — / — / — |
| C-2 | Community Commercial | commercial | — | — | — | — | — | — | — / — / — |
| C-3 | Regional Commercial | commercial | — | — | — | — | — | — | — / — / — |
| BP | Business Park | industrial | — | — | — | — | — | — | — / — / — |
| I-1 | Light Industrial | industrial | — | — | — | — | — | — | — / — / — |
| I-2 | Heavy Industrial | industrial | — | — | — | — | — | — | — / — / — |
| AG | Agricultural | agricultural | — | — | — | — | — | — | — / — / — |
| OS | Open Space | special | — | — | — | — | — | — | — / — / — |
| CMP | Community Master Plan | pd_class | — | — | — | — | — | — | — / — / — |
| PAD | Planned Area Development | pd_class | — | — | — | — | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
AOD-AUX1
Airport Overlay District — Luke AFB Aux Field #1 AICUZ
MILParcels 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
MILParcels 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
SPECEmployment 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
FPFEMA 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
HPDowntown 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
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.
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.
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.
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.
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.
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.
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.
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.
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.
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
Click a code label to open its state-by-state adoption atlas.
Amendment history
| Date | Kind | Citation |
|---|---|---|
| 2026-04-19 | retrieved at | This research pass via Municode + Claude-in-Chrome SPA rendering |
| 2025-11-20 | effective | Phase 2 amendments effective November 20, 2025 per Ord. 19-25; Municode lag ~5 months as of 2026-04-19 retrieval |
| 2025-10-21 | adoption | Ord. 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 |
| 2025-07-29 | supplement effective | Municode supplement 2025-07-29 incorporates Ord. 01-24 Phase 1 |
| 2024-02-13 | adoption | Ord. 01-24 adopted February 13, 2024 — Phase 1 Development Code rewrite |
Quirks & notes
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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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Research status
Publication gates
| primary url present | passed | source.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 cited | passed | Profile + 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 form | passed | All 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 confidence | passed | 5/5 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 specific | passed | state_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 consistent | passed | Classification (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_at | 2026-04-19T00:00:00Z |
|---|---|
| verifier_specialist | verification-pass |
| verifier_version | 1.0 |
| verification_result | passed |
| atomic_claims_checked | 72 |
| atomic_claims_confirmed | 58 |
| atomic_claims_partial | 9 |
| atomic_claims_inferred | 3 |
| atomic_claims_not_found | 2 |
| failed_claims | |
| pass_rate | 0.958 |
| notes | 58 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_ref | narratives/buckeye-az/2026-04-19-v2-regeneration.json |
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