As Arizona continues to experience sustained population growth, shifting capital markets, and evolving municipal priorities, land use entitlement strategies are becoming more nuanced—and more critical—than ever. Based on trends we are seeing across jurisdictions statewide, here are six land use and development predictions likely to shape Arizona in 2026.
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1. Increased Scrutiny of Infrastructure Capacity
Cities and towns will place greater emphasis on water availability, power delivery, and roadway capacity at the entitlement stage. Developers should expect more detailed conditions related to off-site improvements, utility coordination, and phased development triggers—particularly for industrial, data centers, and large-scale residential projects.
2. Continued Growth of Planned Area Developments (PADs)
PAD zoning will remain the preferred entitlement vehicle for complex or mixed-use projects. Municipalities value the flexibility PADs provide, while still allowing cities to negotiate design standards, buffering, and phasing. In 2026, we expect PADs to be used not just for innovation, but as a baseline entitlement approach for larger projects.
3. Heightened Community Engagement Requirements
Public opposition—whether well-founded or not—continues to influence entitlement timelines. Cities are increasingly encouraging (and sometimes informally requiring) enhanced neighborhood outreach prior to hearings. Developers who invest early in clear messaging and factual responses will gain a meaningful advantage.
4. More Targeted Density Increases Near Services and Employment
Rather than broad upzoning, municipalities are focusing density in strategic locations—near freeways, employment centers, and commercial corridors. Projects that clearly demonstrate compatibility, transitions, and infrastructure readiness will be best positioned to secure higher densities.
5. Longer Timelines for Applications
While the state legislature has been working to accelerate municipal review times, the entitlement process is not getting simpler. Jurisdictions are strengthening up their Administrative Reviews before they start their formal, substantive reviews. Other cities are requiring more information upfront (e.g. traffic study approval) before you can even apply. In Mesa, AZ, city staff is proposing changes to the code that make site plan amendments more uncertain (and longer delayed) by granting council oversight which is seemingly contrary to new laws adopted by the legislature in 2025. Add in a little more NIMBY-ism and voila…your entitlement case just became my kids’ college funding plan.
6. Wheat from the Tares
In 2026, the gap will widen between well-prepared entitlement applications and those that attempt to run cases solo, or attempt to resolve issues during public hearings rather than before submittal. The sifting of projects will set apart applications professionally managed by local land use counsel.
Bottom Line: Successful development in 2026 will depend just as much on pushing entitlement limits as it does by aligning with adopted plans, infrastructure realities, and community expectations. Strategic zoning, early coordination, and disciplined messaging will remain key to securing approvals across Arizona.
Author: Adam Baugh is a land use and zoning attorney and partner at Withey Morris Baugh. He is an experienced problem-solver with a talent for removing obstacles that impede development.
