Gilbert, AZ Zoning Overlays & Bonuses: Density Bonus Law (2026)

The Vertical Development Overlay Zoning District lets qualifying properties build taller than the underlying base zoning district would otherwise allow, but only through a formal process, not by right. 2(A) requires development to conform to the Base Zoning District regulations and other requirements of the Zoning Code, except as modified by the provisions set forth in this Section, and a pre-September 2, 2008 Planned Area Development controls if it conflicts with these standards. 4 set base and bonus maximums by geographic area and zoning district: in Area 1, the RC, GO, BP and PF/I districts carry a 90-foot/6-story base that can bonus up to 150 feet/11 stories, with a landscape setback reduction of 50% of what the base district normally requires; MU/L tops out lower, at 75 feet/6 stories base and 105 feet/8 stories bonus.

6's Development/Bonus Matrix is what actually earns the extra height: bonus building heights and reduced setbacks may be approved by adoption of a Planned Area Development (PAD) rezoning ordinance, evaluated against a checklist of desired amenities, a mixture of land uses, eating and drinking establishments, hotels with conference space, ground-floor retail exceeding 50% of the level, small (five-acre maximum) parcels, new streets, below-grade parking, shaded public plazas, pedestrian-oriented design, LEED-style green building, articulated massing, and minimized glare. Residential density factors in directly: loft units at densities greater than 25 DU/Acre are described as an especially desirable primary use, with density calculated only on the residential portion of a mixed-use project. No building approved under this section can conflict with the Phoenix-Mesa Gateway Airport Overlay District.