Zoning › Arizona › Maricopa County › Tempe

Tempe, AZ Zoning

Hybrid-pd-zoning. 28 districts · 10 overlays · 7 applicable state preemptions.

Overview

Code type
hybrid-pd
Naming convention
lot-size-encoded
Naming convention by category
residential_sflot-size-encoded (R1-4 through R1-15 = 1/4 acre through 1/15 acre)
residential_mfdensity-encoded (R-2 low through R-5 high, R-3R restricted variant)
mixed_useintensity-encoded (MU-2 medium through MU-4 high; MU-ED university-specific)
commercialmixed (CSS, PCC-1/2, CC, RO, RCC — function-plus-intensity)
industrialintensity-encoded (LID / GID / HID — light / general / heavy)

Tempe ZDC is Euclidean base with extensive overlay-driven hybridization. Transportation Overlay District (TOD, Part 5 §§5-602-5-631) is Tempe's signature mechanism — 7 TOD sub-zones tied to light rail, with CSS-TOD / PCC-TOD / MU-4-TOD variants that function more like form-based density-plus-use. Urban Code District (UCD) is a voluntary opt-in transect-like overlay in downtown. Classifier notes 'rewrite-in-flight' because ZDC has layered amendments post-2015 Urban Core Master Plan adoption. Arizona HB 2721 MHOD compliance still pending as of 2026-04 — no formal Middle Housing Overlay district in Tempe ZDC at time of research; flagged as under_review. R1-4 ... R1-15 SF naming is LOT-SIZE-ENCODED in ACREAGE FRACTIONS (R1-4 = 1/4 acre = 10,890 sf min; R1-15 = 1/15 acre ~2,904 sf min). This differs from the Chandler/Mesa/Gilbert 1,000-sf-unit convention (SF-8.5 = 8,500 sf).

Worth knowing
  • MU-4 unlimited density — Tempe is unusual in permitting NO density cap in a Mixed-Use base zone. Primary mechanism for high-density infill; most cities achieve unlimited density only through negotiated PUD/PAD. [c§4-203B]
  • Transportation Overlay District (TOD) has SEVEN sub-zones with tailored standards, making it one of the most finely-subdivided TOD structures in US zoning. CSS-TOD caps residential at 25 du/ac; MU-4-TOD permits unlimited. [c§5-602 to §5-631]
  • MU-ED (Mixed-Use Educational) district is restricted to ASU ownership — 347.59 acres mapped. Single-institution districts are rare; this is unique in Tempe and tied to ASU's Arizona Board of Regents status.

+ 8 more in Quirks & notes

Districts

res_sf 8res_mf 6com 4mu 3ind 3cbd 1off 1spec 1ag 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R1-4Single Family 1/4 Acreres_sf10,890 sf[4]30 ft[5]0.4[6]—4[7]—25[1] / 7[2] / 25[3]
R1-5Single Family 1/5 Acreres_sf8,712 sf[11]30 ft[12]0.45[13]—5[14]—20[8] / 5[9] / 25[10]
R1-6Single Family 1/6 Acreres_sf7,260 sf[18]30 ft[19]0.45[20]—6[21]—20[15] / 5[16] / 20[17]
R1-7Single Family 1/7 Acreres_sf6,223 sf[25]30 ft[26]0.5[27]—7[28]—15[22] / 5[23] / 20[24]
R1-8Single Family 1/8 Acreres_sf5,445 sf[32]30 ft[33]0.5[34]—8[35]—15[29] / 5[30] / 20[31]
R1-10Single Family 1/10 Acreres_sf4,356 sf[39]30 ft[40]0.55[41]—10[42]—15[36] / 5[37] / 20[38]
R1-15Single Family 1/15 Acreres_sf2,904 sf[46]30 ft[47]0.6[48]—15[49]—10[43] / 5[44] / 15[45]
R1-PADSingle Family PADres_sf—30 ft————— / — / —
R-2Multifamily Limitedres_mf—30 ft[53]0.5[54]0.5[55]10[56]2[57]20[50] / 7[51] / 20[52]
R-3RMultifamily Limited Restrictedres_mf—35 ft[61]0.55[62]0.75[63]15[64]—20[58] / 7[59] / 20[60]
R-3Multifamily Mediumres_mf—40 ft[68]0.6[69]1[70]25[71]—20[65] / 10[66] / 20[67]
R-4Multifamily Generalres_mf—50 ft[75]0.65[76]1.5[77]40[78]—20[72] / 10[73] / 25[74]
R-5Multifamily High Densityres_mf—65 ft[82]0.7[83]2[84]50[85]—15[79] / 10[80] / 25[81]
RMHMobile Home Residenceres_mf4,000 sf[89]25 ft[90]—[91]—8[92]—15[86] / 5[87] / 15[88]
CSSCommercial Shoppingcom—40 ft[96]0.75[97]1[98]25[99]4[100]0[93] / 0[94] / 10[95]
PCC-1Planned Commercial - Neighborhoodcom—40 ft[104]0.75[105]1[106]—4[107]10[101] / 0[102] / 10[103]
PCC-2Planned Commercial - Generalcom—50 ft[111]0.8[112]1.5[113]—4[114]10[108] / 0[109] / 10[110]
CCCity Centercbd—200 ft[118]0.9[119]4[120]100[121]1.5[122]0[115] / 0[116] / 0[117]
ROResidential Officeoff—30 ft[126]0.5[127]0.75[128]—4[129]20[123] / 5[124] / 15[125]
RCCRegional Commercial Centercom—50 ft[133]0.85[134]1.5[135]—4[136]10[130] / 0[131] / 10[132]
MU-2Mixed-Use 2 (Medium)mu—45 ft[140]0.7[141]1.5[142]30[143]—10[137] / 5[138] / 15[139]
MU-3Mixed-Use 3 (Med-High)mu—65 ft[147]0.8[148]2[149]50[150]—5[144] / 5[145] / 15[146]
MU-4Mixed-Use 4 (High)mu—200 ft[154]0.9[155]5[156]-1[157]—0[151] / 0[152] / 10[153]
MU-EDMixed-Use Educational (ASU)spec——————— / — / —
LIDLight Industrialind—45 ft[161]0.7[162]1[163]—2[164]25[158] / 10[159] / 20[160]
GIDGeneral Industrialind—50 ft[168]0.75[169]1[170]—2[171]25[165] / 10[166] / 20[167]
HIDHeavy Industrialind—60 ft[175]0.8[176]1.5[177]——[178]25[172] / 10[173] / 20[174]
AGAgriculturalag43,560 sf[182]35 ft[183]0.2[184]—1[185]—50[179] / 25[180] / 50[181]

Confidence: confirmed partial under review not found

Overlays

TOD
Transportation Overlay District
TOD
§§5-602 to 5-631, ZDC Part 5

Parcels within 800 feet of the Valley Metro light rail corridor (Apache Blvd / Main St / Mill Ave / Rio Salado alignment). Seven sub-zones distributed along the alignment from Rural Rd to the Tempe/Mesa border, tailored to station areas and station-adjacent blocks. Overlay applied by-right upon mapping; variant standards (CSS-TOD, PCC-TOD, MU-4-TOD) attach to base-district boundaries that fall inside the overlay.

sub_zones7 TOD sub-zones with tailored uses and dimensional standards
parking_modificationParking ratios reduced subject to Trip Reduction Plan (TRP) approval
CSS_TOD_max_density_du_ac25
MU_4_TOD_max_density_du_ac-1
trip_reduction_plan_requiredQualifying projects must submit TRP demonstrating reduced SOV dependency
pedestrian_frontage_standardsStreet-facing build-to lines; reduced front setbacks
mixed_use_encouragedResidential over retail/office; vertical mix enforced in select sub-zones
light_rail_nexusCentered on Valley Metro light rail; supported by Urban Core Master Plan (2015)
HOD
Historic Overlay District
HP
Tempe Historic Preservation Ordinance (separate from ZDC); coordinated via ZDC Part 5

Designated historic districts: Tomlinson Estates, Roosevelt Addition, Hayden Butte (east of Mill Ave, Rio Salado Pkwy to Fifth St). Individual landmarks additionally mapped. Designation requires Historic Preservation Commission recommendation and City Council adoption.

design_review_authorityHistoric Preservation Office and Historic Preservation Commission
covered_actionsExterior alterations, demolitions, new construction within district boundary
certificate_of_appropriatenessRequired prior to building permit for covered actions
districts_mappedTomlinson Estates, Roosevelt Addition, Hayden Butte
demolition_reviewStayed / conditional demolition review for contributing resources
mills_act_availableArizona has no Mills Act equivalent; tax incentives via property-tax classification reduction for qualifying contributors
FOD
Floodplain Overlay District
FP
Tempe Floodplain Management Ordinance under NFIP; coordinated via ZDC Part 5

FEMA Special Flood Hazard Areas (FIRM 100-year floodplain, Zone A/AE). Primary coverage: Rio Salado floodway Granite Reef to Agua Fria, Indian Bend Wash corridor, and lower-elevation tributaries. Mapping coordinated with Maricopa County Flood Control District.

regulatory_basisNFIP participation; FEMA FIRM panels
primary_areaRio Salado 100-year floodplain (Granite Reef to Agua Fria); overlay adopted 1982
floodway_construction_restrictedResidential development prohibited in regulatory floodway; parks/trails/open space permitted
bfe_plus_freeboardFinished floor elevation typically BFE + 1 ft freeboard for new residential
maricopa_flood_control_coordinationDevelopment review coordinated with Maricopa County Flood Control District
swppp_requiredPer ADEQ AZPDES general construction permit when >1 ac disturbance
SWOD
Southwest Overlay District
SPD
ZDC Part 5

Southwest Tempe neighborhood — specific geographic boundary tied to residential character preservation and transitional compatibility with industrial districts to the south. Precise boundary not fully retrieved this pass.

purposeArea-specific development standards for southwest Tempe
character_preservationCompatibility standards for single-family residential context
industrial_buffer_coordinationCoordinates with GIOD for GID-to-SF buffer logic
specific_parameters_not_retrievedDetailed dimensional modifications and use-list modifications require direct ZDC Part 5 retrieval (Municode SPA limitation)
RSOD
Rio Salado Overlay District
ENV
ZDC Part 5; adopted 1982

Rio Salado Parkway corridor and Tempe Town Lake / Salt River bed from Granite Reef to Agua Fria. Coincides substantially with FOD 100-year floodplain mapping but adds waterfront-specific development standards.

adoption_date1982
corridor_extentRio Salado / Salt River bed, Granite Reef Dam to Agua Fria confluence
waterfront_design_standardsPedestrian access, view corridors, lake-frontage setbacks
floodplain_coordinationOverlaps FOD 100-year floodplain; stacked regulation
tempe_town_lake_integrationDevelopment must respect Tempe Town Lake plan standards (trail access, view preservation, lake-edge public realm)
urban_core_master_plan_linkageIntegrates with 2015 Urban Core Master Plan for downtown-lake interface
GIOD
General Industrial Overlay District
SPD
ZDC Part 5

GID-zoned parcels that are (a) adjacent to single-family residential districts, OR (b) separated from single-family residential by only an alley, tract, easement, or canal. Triggered by adjacency geometry — not by mapping action.

applicability_ruleAutomatic adjacency-based: GID parcels abutting SF or separated only by alley/tract/easement/canal
buffer_effectImposes additional restrictions on industrial uses to protect residential adjacency
prohibited_intensificationsLimits high-impact industrial uses (outdoor storage, heavy manufacturing) within the buffer
screening_requirementsEnhanced landscape / wall screening between GID and SF
hours_of_operation_limitsNight-shift / noise-generating operations restricted where adjacency triggers overlay
transition_without_rezoneCreates regulatory buffer without requiring formal rezone of GID parcels
PAD
Planned Area Development Overlay
PD
ZDC Part 5

Applied via City Council rezoning action on property-owner request; custom master plan adopted as part of ordinance approval. Variants include R1-PAD (Single Family Planned Area Development, 72.77 ac mapped).

master_plan_requiredCustom development standards set via approved PAD master plan
variantsR1-PAD (SF), commercial PAD, mixed-use PAD per approved master plans
r1_pad_acreage72.77
custom_setbacks_density_heightApproved master plan supersedes base-zone dimensional standards
flexible_site_designNegotiated cluster, shared open space, modified street network permitted
hoa_common_area_covenantTypical requirement for residential PADs
UCD
Urban Code District / Downtown Overlay
DT
ZDC Part 5 (specific section not fully retrieved); coordinates with Urban Core Master Plan (2015)

Downtown / Mill Avenue urban core and university-edge frontage. Voluntary opt-in overlay: property owner applies to UCD and UCD standards replace underlying base zoning upon Council approval.

opt_in_mechanismProperty owner applies; UCD replaces underlying base zoning upon approval (voluntary, not automatic)
pedestrian_environment_focusStreet-level retail, active frontages, minimal street-facing setbacks
tod_coordinationTOD standards continue to apply in parallel where geographies overlap
use_transitionsBuffers and transition standards for interfaces with R1-5/R1-6 residential neighborhoods
downtown_character_preservationIntegrates with Urban Core Master Plan design intent (pedestrian scale, transparency, mixed use)
mixed_use_required_in_coreGround-floor non-residential in key core blocks
MU-ED
Mixed-Use Educational Overlay (ASU)
INS
ZDC Part 3

Arizona State University-owned or affiliated properties — 347.59 acres mapped. Functions more like an institutional base district than a pure overlay; v2 profile documents as overlay because MU-ED uniquely restricts to ASU ownership.

exclusive_ownership_restrictionApplies only to ASU-owned or ASU-affiliated properties
acreage_mapped347.59
university_mixed_use_programUniversity-affiliated residential, academic, research, ancillary retail
density_permissiveDensity and height standards tailored to urban-campus program; generally more permissive than MU-2/MU-3
asu_master_plan_integrationCoordinates with ASU Comprehensive Development Plan (CDP)
tod_overlapLarge portions of MU-ED overlap TOD sub-zones along Apache Blvd and Rural Rd
state_regents_nexusASU is an Arizona Board of Regents institution; state-law exemptions from certain municipal regulations apply
ANO
Airport Noise / Safety Overlay (Sky Harbor)
AP
ZDC Part 5 airport-compatibility provisions; FAA Part 77 imaginary surfaces; Phoenix Sky Harbor (KPHX) Part 150 Noise Compatibility Study; 60 DNL noise contour

Northern and western Tempe parcels beneath Phoenix Sky Harbor (KPHX) Part 77 imaginary surfaces and within the 60 DNL noise contour. Tempe is directly east of KPHX, under primary approach/departure corridors for runways 7L/25R, 7R/25L, and 8/26. Significant portion of north Tempe (Rio Salado corridor, north of US-60) affected.

faa_part_77_surfacesHeight restrictions per 14 CFR Part 77 conical / horizontal / primary / approach surfaces for KPHX
dnl_contour_65Avigation easement and noise disclosure required for residential within 65 DNL
dnl_contour_60Acknowledged in ZDC; residential permitted with disclosure
noise_disclosure_requiredReal estate disclosure and avigation easements required for residential development in identified contours
height_ceiling_variesPart 77 ceilings vary by parcel distance to runway centerline and approach surface slope; can drop below 200 ft AGL in north Tempe approach corridor
faa_7460_coordinationFAA Form 7460-1 obstruction evaluation required for structures penetrating Part 77 surfaces
kphx_part_150_coordinationPhoenix Sky Harbor Noise Compatibility Study (FAA Part 150) guides city-level compatibility standards

State preemptions

AZ HB 2720 — ADU by-right (2024)applies
Qualifying condition
Statewide preemption; applies to all AZ cities. Tempe has SF residential zones (R1-4 through R1-15 + R1-PAD) subject to the mandate.
Effect
ADUs permitted by-right on SF lots citywide; cities cannot impose size limits, owner-occupancy requirements, or parking requirements more restrictive than state law. Supersedes any local restrictions in Tempe R1-* districts.
AZ HB 2721 — Middle Housing by-right (2024)applies
Qualifying condition
Tempe population 180,587 (2024 ACS) exceeds any HB 2721 population floor; Tempe has SF zones within 1 mile of downtown (Mill Avenue / City Center district). Lots >=5,000 sf in R1-4 (~10,890 sf), R1-5 (~8,712 sf), R1-6 (~7,260 sf), R1-7 (~6,223 sf), R1-8 (~5,445 sf) meet the 5,000 sf parcel threshold; R1-10 (~4,356 sf) and R1-15 (~2,904 sf) do not qualify at the parcel-size floor.
Effect
Cities must permit middle housing (duplex/triplex/fourplex/townhouses) by-right in SF zones >=5,000 sf lots within 1-mile of CBD by January 2026. Tempe's compliance mechanism is pending — NO formal Middle Housing Overlay District found in ZDC as of research date. Classifier flags this as a compliance gap.
AZ HB 2110 / HB 2297 — Commercial-to-Residential Adaptive Reuse (2024)applies
Qualifying condition
Tempe population ~180,587 >= 75,000 threshold where relevant; ministerial approval of qualifying commercial-to-residential conversions required statewide.
Effect
Commercial buildings (PCC-2, CSS, RCC, MU-*) and qualifying office structures (RO) may convert to residential without rezoning or public hearing. At least 10% of gross building area in eligible commercial zones must allow residential or adaptive reuse. Streamlined approval pathway required.
AZ HB 2447 — Administrative/Ministerial Approval Timelines (2024)applies
Qualifying condition
Statewide — applies to all AZ cities. Companion to HB 2721 requiring ministerial approval of qualifying site plans based on objective design standards, with shortened approval timelines.
Effect
Tempe must process qualifying site plans administratively with defined approval timelines; no variance, CUP, or public hearing where objective standards are met. Reduces permitting cycle length.
AZ HB 2928 — Missing Middle Housing / STR framework (2022/2024)applies
Qualifying condition
Statewide preemption of STR regulation and missing-middle-housing flexibility with carve-outs for airport noise zones >=65 dB (AICUZ / Part 150 DNL).
Effect
Tempe cannot ban STRs in residential zones; may impose health/safety licensing and tax registration only. Tempe's high STR coverage (~52% of zoned land per v1 research) reflects this. Missing middle housing provisions layer with HB 2721. 2024 amendment clarifies airport-noise carve-outs that bite in north Tempe under KPHX 60-65 DNL.
AZ Prop 207 — Private Property Rights Protection Act (2006)applies
Qualifying condition
Statewide constitutional amendment; requires compensation for regulations that reduce property value.
Effect
Chilling effect on downzoning and restrictive new overlays in Tempe. Limits city's ability to tighten zoning without compensation claims. Contributes to heavy PAD / UCD opt-in / TOD incentive reliance rather than base-zone rewrites. Explains why ZDC amendments since 2006 tend to ADD entitlement pathways (MU-4 unlimited density, TOD variants) rather than restrict.
Federal / FAA — Phoenix Sky Harbor (KPHX) Part 77 + Part 150 vs AZ HB 2720/2721applies
Qualifying condition
North and western Tempe parcels lie beneath FAA Part 77 imaginary surfaces and within 60 DNL (some parcels within 65 DNL) for KPHX runways 7L/25R, 7R/25L, 8/26. Tempe is directly east of KPHX, under primary approach/departure corridors for the airport's primary parallel runways. The Rio Salado corridor, CC district, and northern MU-4 parcels are most exposed. This creates a federal-vs-state conflict with HB 2720/2721 mandates that cannot be auto-resolved city-wide — requires per-parcel analysis.
Effect
FAA Part 77 obstruction evaluation (FAA Form 7460-1) required for structures penetrating imaginary surfaces; can constrain MU-4 unlimited-density / CC district high-rise envelopes in the northern approach corridor. KPHX Part 150 Noise Compatibility Study drives noise-disclosure and avigation-easement requirements. Resolution: HB 2720/2721 statutes include airport-noise carve-outs at DNL >=65 dB; parcels above 65 DNL honor the federal ceiling; parcels between 60-65 DNL are a documented gray area requiring per-parcel analysis. Sky Harbor is CIVILIAN/FAA-licensed commercial — it does NOT trigger ARS §28-8481 (Maricopa County Military Airport Compatibility statute / MAAMF), which applies only to Luke AFB and a small set of AZ military airports. Tempe therefore has NO MAAMF-equivalent overlay; federal-state conflict resolution proceeds via HB 2720/2721/2928 statutory carve-outs plus ZDC airport-compatibility provisions, not via an ARS §28-8481 overlay district.

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

  • MU-4 unlimited density — Tempe is unusual in permitting NO density cap in a Mixed-Use base zone. Primary mechanism for high-density infill; most cities achieve unlimited density only through negotiated PUD/PAD. [c§4-203B]
  • Transportation Overlay District (TOD) has SEVEN sub-zones with tailored standards, making it one of the most finely-subdivided TOD structures in US zoning. CSS-TOD caps residential at 25 du/ac; MU-4-TOD permits unlimited. [c§5-602 to §5-631]
  • MU-ED (Mixed-Use Educational) district is restricted to ASU ownership — 347.59 acres mapped. Single-institution districts are rare; this is unique in Tempe and tied to ASU's Arizona Board of Regents status.
  • General Industrial Overlay (GIOD) applies automatically by adjacency geometry — GID-zoned parcels abutting SF residential (directly, or separated only by alley/tract/easement/canal) gain additional restrictions without formal rezone. [c§Part 5]
  • SF district naming is lot-size-encoded in ACREAGE FRACTIONS (R1-4 = 1/4 acre, R1-15 = 1/15 acre) — DIFFERENT from neighboring Chandler/Mesa/Gilbert which encode in 1,000s of sf (SF-8.5 = 8,500 sf). Researcher trap: R1-4 in Tempe means 10,890 sf, not 4,000 sf.
  • R1-10 (1/10 acre, ~4,356 sf) and R1-15 (1/15 acre, ~2,904 sf) have minimum lot sizes BELOW the HB 2721 5,000 sf middle-housing parcel threshold — these districts may not automatically be subject to the HB 2721 middle-housing mandate at the parcel-size floor. Flagged for compliance analysis.
  • HB 2721 middle-housing compliance mechanism NOT YET formalized in Tempe ZDC as of research date (April 2026). Unlike Chandler (MHOD Art. XXXV, Sept 2025) or Glendale (MHOD), Tempe has no dedicated Middle Housing Overlay District mapped in v1 research. Compliance may flow through TOD sub-zones + MU-4 unlimited density rather than a dedicated overlay. Under_review — requires ZDC Part 5 direct retrieval.
  • Urban Code District (UCD) is VOLUNTARY OPT-IN — property owner applies and UCD standards REPLACE underlying base zoning on approval. Rare architecture; most form-based / downtown overlays are mandatory by geographic mapping. [i§Part 5]
  • Sky Harbor Part 77 + Part 150 federal-state conflict pattern: HB 2720 / HB 2721 mandate by-right residential intensification, but KPHX approach/departure corridors bite on north Tempe parcels. Resolution via HB 2720/2721/2928 statutory airport-noise carve-outs at DNL >=65 dB plus per-parcel Part 77 obstruction evaluation. Distinct from Glendale's Luke AFB MAAMF pattern — Sky Harbor is civil, NOT subject to ARS §28-8481 military airport overlay framework.
  • Rio Salado Overlay + Floodplain Overlay + TOD stack along the Salt River bed / Tempe Town Lake. A north-Tempe parcel near the lake can be simultaneously in RSOD + FOD + TOD + ANO (Sky Harbor approach) + potentially UCD if opted in, plus a base MU-4 zone. Among the most overlay-stacked geographies in AZ.
  • Short-term rentals permitted on approximately 52% of zoned land (per v1 research) — notably high availability. Reflects HB 2928 preemption and Tempe's ASU / snowbird / Super Bowl week rental market.

Formulas

Definitions

height
Measured from finished grade to highest point of roof; parapet, mechanical screens, and elevator bulkheads permitted above with specified exemptions per ZDC Part 4.
lot_coverage
Building footprint / lot area. Excludes uncovered decks, swimming pools, open parking.
far
Gross floor area / lot area; applies in MU, CC, MU-ED and TOD sub-zones.
du_ac
Dwelling units per gross acre. MU-4 is sole Tempe district with NO maximum density (unlimited). CSS-TOD variant capped at 25 du/ac.
setback_front
Front property line to nearest building face. TOD sub-zones reduce or eliminate street-facing setbacks to promote pedestrian frontage.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit or per 1,000 sf commercial; TOD variants reduce requirements and require Trip Reduction Plan in exchange.
tod_trip_reduction
Projects within TOD sub-zones may reduce parking ratios subject to Trip Reduction Plan (TRP) approval per §5-602 et seq.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_from_density
lot_area_sf * du_ac / 43560
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10
parking_required
units * parking

Massing explorer

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Sources & references

Citations
  1. [1] §4-202A
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  3. [3] §4-202A
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  10. [10] §4-202A
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  13. [13] §4-202A
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  17. [17] §4-202A
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  20. [20] §4-202A
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  27. [27] §4-202A
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  39. [39] i
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  41. [41] §4-202A
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  75. [75] §4-202B
  76. [76] §4-202B
  77. [77] §4-202B
  78. [78] §4-202B
  79. [79] §4-202B
  80. [80] §4-202B
  81. [81] §4-202B
  82. [82] §4-202B
  83. [83] §4-202B
  84. [84] §4-202B
  85. [85] §4-202B
  86. [86] §4-202C
  87. [87] §4-202C
  88. [88] §4-202C
  89. [89] i§4-202C
  90. [90] §4-202C
  91. [91] n
  92. [92] §4-202C
  93. [93] §4-203A
  94. [94] §4-203A
  95. [95] §4-203A
  96. [96] §4-203A
  97. [97] §4-203A
  98. [98] §4-203A
  99. [99] §5-602
  100. [100] §4-205
  101. [101] §4-203A
  102. [102] §4-203A
  103. [103] §4-203A
  104. [104] §4-203A
  105. [105] §4-203A
  106. [106] §4-203A
  107. [107] §4-205
  108. [108] §4-203A
  109. [109] §4-203A
  110. [110] §4-203A
  111. [111] §4-203A
  112. [112] §4-203A
  113. [113] §4-203A
  114. [114] §4-205
  115. [115] §4-203B
  116. [116] §4-203B
  117. [117] §4-203B
  118. [118] §4-203B
  119. [119] §4-203B
  120. [120] §4-203B
  121. [121] §4-203B
  122. [122] §4-205
  123. [123] §4-203A
  124. [124] §4-203A
  125. [125] §4-203A
  126. [126] §4-203A
  127. [127] §4-203A
  128. [128] §4-203A
  129. [129] §4-205
  130. [130] §4-203B
  131. [131] §4-203B
  132. [132] §4-203B
  133. [133] §4-203B
  134. [134] §4-203B
  135. [135] §4-203B
  136. [136] §4-205
  137. [137] §4-203B
  138. [138] §4-203B
  139. [139] §4-203B
  140. [140] §4-203B
  141. [141] §4-203B
  142. [142] §4-203B
  143. [143] §4-203B
  144. [144] §4-203B
  145. [145] §4-203B
  146. [146] §4-203B
  147. [147] §4-203B
  148. [148] §4-203B
  149. [149] §4-203B
  150. [150] §4-203B
  151. [151] §4-203B
  152. [152] §4-203B
  153. [153] §4-203B
  154. [154] §4-203B
  155. [155] §4-203B
  156. [156] §4-203B
  157. [157] §4-203B
  158. [158] §4-204
  159. [159] §4-204
  160. [160] §4-204
  161. [161] §4-204
  162. [162] §4-204
  163. [163] §4-204
  164. [164] §4-205
  165. [165] §4-204
  166. [166] §4-204
  167. [167] §4-204
  168. [168] §4-204
  169. [169] §4-204
  170. [170] §4-204
  171. [171] §4-205
  172. [172] §4-204
  173. [173] §4-204
  174. [174] §4-204
  175. [175] §4-204
  176. [176] §4-204
  177. [177] §4-204
  178. [178] n
  179. [179] §4-202A
  180. [180] §4-202A
  181. [181] §4-202A
  182. [182] §4-202A
  183. [183] §4-202A
  184. [184] §4-202A
  185. [185] i

Research status

Publication gates

primary url presentpassedlibrary.municode.com/az/tempe/codes/zoning_and_development_code is present, canonical, non-aggregator, and resolves.
no aggregator citedpassedNo zoneomics / steadily / siteplanguide / propwire citations; all references point to ZDC sections (Part 3-5, §4-202/203/204/205, §5-602), Arizona session laws (HB 2720/2721/2110/2297/2447/2928), AZ Prop 207, FAA 14 CFR Part 77, KPHX Part 150, data.tempe.gov GIS, or city-hosted planning pages.
confidence tags full formpassedAll district KPI values carry {v, c, status} structure with c§-form citations (c§4-202A, c§4-203B, i for inferred, p§4-202A for partial, n for not_applicable / not_found with search_performed). All 10 overlays carry confidence strings (c / c§X.Y / p / i). Bare [confirmed] tags from v1 eliminated.
overlays have parameters trigger confidencepassedAll 10 overlays (TOD, HOD, FOD, SWOD, RSOD, GIOD, PAD, UCD, MU-ED, ANO) have non-empty params{} (6-8 entries each), non-empty trigger, non-empty base_interaction, and confidence. SWOD / UCD / ANO partial/inferred confidence is explicit with note.
preempt section city specificpassedstate_preemptions_applicable[] contains 7 Tempe-specific entries (HB 2720, HB 2721, HB 2110/2297, HB 2447, HB 2928, Prop 207, Federal FAA/KPHX) each with qualifying_condition_checked + effect + effective_date + preempted_fields_in_this_record. KPHX federal entry carries under_review status reflecting the federal_state_conflict pattern per spec 08 update. No link-stub reliance on arizona.md for gate-5 compliance.

Data quality

62%completeness28 confirmed132 partial18 inferred5 not found
Documented gaps
  • ZDC Part 4 dimensional tables (§4-202A/B/C, §4-203A/B, §4-204) not fully retrieved — most per-district setback/FAR/height values remain partial
  • Urban Code District (UCD) specific ZDC section and parameter table not retrieved — confidence 'inferred'
  • Southwest Overlay District (SWOD) specific boundary and parameter modifications not retrieved
  • Airport Noise/Safety Overlay (ANO) specific ordinance section for Sky Harbor 60 DNL coordination not retrieved — KPHX Part 150 + Part 77 federal framework confirmed
  • Tempe's HB 2721 middle-housing compliance mechanism not yet formalized in retrieved ZDC text — requires direct retrieval of any 2025-2026 ZDC amendment
  • Seven TOD sub-zone specific density / height / parking tables not retrieved individually — only umbrella structure confirmed
  • R-3 density (General Plan 'up to 15 du/ac' vs 'up to 25 du/ac' bifurcation) and individual MF dimensional specifics require direct ZDC Part 4 retrieval
  • RMH (Mobile Home Residence) complete dimensional table not retrieved

Known issues

freshness:volatiledata:gaps-present

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