Zoning Overlays & Bonuses in Scottsdale, AZ

If you live in Scottsdale or are thinking about moving there, zoning overlays & bonuses are one of those things you probably won't think about until they affect you directly. Scottsdale has 2 specific rules on the books covering different aspects of zoning overlays & bonuses, and some of them might surprise you.

Density Bonus Law

Scottsdale Zoning Ordinance § 6.1310 lets a property in the Planned Block Development (PBD) Overlay District request bonus density, building height and gross floor area ratio above the Sec. 6.1308 base standards. City Council approval requires a zoning district map amendment, a development agreement, and public open space tied to the applicable development type.

Key details: Applies to: PBD Overlay District only. Bonus categories: Density, height, GFAR. Approval body: Scottsdale City Council. Max GFAR with bonus: 2.5 to 4.0 by area type. Open space requirement: Set by Table 6.1310.C.

There's no separate fine schedule under Sec. 6.1310; the bonus itself is the enforcement mechanism. A project cannot exceed the density, height or GFAR figures in Tables 6.1310.D.1 through D.3, and any bonus application or later amendment must go back through City Council for a new zoning district map amendment and development agreement before it can be used, per Sec. 6.1310.E.1.

This is one of the stricter rules in Scottsdale's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Downtown Design Guide

Scottsdale's Downtown (D) zoning district, applied only within the Old Town Area under Sec. 5.3002, implements the Old Town Plan and the Old Town Scottsdale Urban Design & Architectural Guidelines. Sec. 5.3001 directs the district toward pedestrian-oriented streetscapes, context-sensitive setbacks and desert-sensitive architecture rather than generic commercial building forms.

Key details: District scope: Old Town Area only, Sec. 5.3002. Guiding document: Old Town Scottsdale Urban Design & Architectural Guidelines. Sub-districts: Core, Civic Center, Medical, Multiple Use, Regional Use. Density cap: 50 dwelling units per acre. Prior-zoning election deadline: Application by March 21, 2027.

Zoning Ordinance violations in the Downtown District, including noncompliance with the design and development standards implementing the Old Town Plan, are enforced under Secs. 1.1401-1.1402: a civil citation carries a sanction up to $2,500, with a mandatory minimum $500 fine for a non-permitted use, and a repeat violation within two years is charged as a class one misdemeanor in Scottsdale City Court.

The Bottom Line

Scottsdale's zoning overlays & bonuses rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Scottsdale is broadly strict or permissive.

All of the above reflects Scottsdale's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.