A site that cannot be permitted for medical office use is not a site — it is a liability. Lumina integrates zoning analysis into every de novo and relocation project, ensuring that capital is never committed to a location that cannot legally house an optometry practice.
Initialize Practice Equity AssessmentOptometry practices are classified as medical offices — professional health service providers — under Maricopa County and municipal zoning codes. Lumina Medical Capital guides practitioners through the site selection and permitting process before a single dollar of build-out capital is deployed, eliminating the risk of a non-conforming use discovery after lease execution.
Medical offices are a permitted use by right in commercial zoning districts designated C-1 (neighborhood commercial), C-2 (general commercial), C-O (commercial office), and professional office (PO/OP) districts across all major Maricopa County municipalities. Retail-adjacent locations in SC (shopping center) districts typically permit medical office as an accessory use or conditional use.
Locations in residential-adjacent zones (R-3 multi-family, mixed-use overlay districts, transitional zone designations) may require a Conditional Use Permit (CUP) before medical office occupancy is permitted. CUP processing timelines range from 45–90 days in Scottsdale to 60–120 days in Maricopa County unincorporated areas — a timeline that must be factored into project schedules before capital is committed.
Medical office parking requirements are universally more demanding than general commercial: Scottsdale requires 5 spaces per 1,000 SF; Gilbert requires 4.5 per 1,000 SF; Phoenix requires 4 per 1,000 SF for medical office. A 2,500 SF optometry clinic requires 10–13 dedicated parking spaces — a site constraint that eliminates many otherwise attractive retail strip locations.
The Maricopa County Building Permit Office and municipal building departments classify optometry offices as Group B (Business) occupancy under the IBC in most configurations. Practices providing services to patients who may be incapacitated or sedated require Group I-2 classification with more stringent structural, sprinkler, and egress requirements — a distinction that affects build-out cost estimates significantly.
Each city in Maricopa County has its own zoning code, permit processing timeline, and medical office use requirements. These are the key variables for optometry site selection across the metro area.
| Municipality | Primary Medical Office Zones | Parking (per 1,000 SF) | Permit Timeline | Notable Requirements |
|---|---|---|---|---|
| Scottsdale | C-1, C-2, O/MU, Healthcare District | 5.0 | 4–6 wks | Design review in healthcare district; signage approval required |
| Phoenix | C-1, C-2, C-O, PSC | 4.0 | 6–10 wks | Urban infill expedited review available; plan check outsourcing option |
| Gilbert | GC, CC, MU, Medical Campus Overlay | 4.5 | 3–5 wks | One of fastest permit offices in county; concurrent review available |
| Chandler | C-1, C-2, O-1, Medical Arts | 4.0 | 4–7 wks | Medical Arts District overlay near Chandler Regional; preferred medical zone |
| Mesa | LC, GC, O, Medical Center Overlay | 4.0 | 5–8 wks | Banner Gateway medical campus area has streamlined medical office approval |
| Peoria | C-1, C-2, O, Lake Pleasant Corridor | 4.5 | 4–6 wks | North Peoria corridor designated growth zone with expedited commercial review |
| Goodyear | C-1, C-2, MU, Medical Campus | 4.0 | 3–5 wks | Actively recruiting medical tenants; development incentives available |
| Surprise | C-1, C-2, Prasada Overlay | 4.5 | 4–7 wks | Prasada master-planned commercial corridor has dedicated medical zone |
Data reflects general zoning classifications and typical processing timelines as of 2025. Verify with individual municipal planning departments prior to site commitment. Timelines vary based on submittal completeness and department workload.
Before executing a Letter of Intent for any commercial lease or purchase, verify that the specific parcel is zoned to permit medical office use by right. A zoning verification letter from the municipal planning department — obtainable in 3–5 business days in most Maricopa cities — provides documentary confirmation that is defensible if a landlord disputes use rights after lease execution.
Count the physical parking spaces available to the prospective tenant — not the total lot count. Medical office requires 4–5 spaces per 1,000 SF; shared parking with retail tenants may not satisfy this requirement. A 2,500 SF practice in a strip center with 40 total spaces shared among 8 tenants may not have adequate dedicated parking for medical office occupancy.
Request the existing Certificate of Occupancy for the prospective space. If it was issued for retail use (Group M) and you intend medical office use (Group B), a change-of-occupancy permit is required. This process — which includes building inspection, potential sprinkler upgrade, and accessibility compliance verification — adds 4–8 weeks and $15,000–$60,000 to a build-out project budget.
Zoning verification and CO review must precede capital commitment. Lumina will not structure build-out capital for a site until the zoning letter is in hand and the occupancy classification is confirmed. This sequencing protects the borrower from the catastrophic scenario of a $280,000 build-out investment in a space that cannot legally be used as a medical office.
Once the zoning is confirmed, the real estate capital structure determines whether you rent indefinitely or own an appreciating asset. Explore SBA 504, conventional, and owner-occupied structures for Arizona medical office ownership.
Explore Medical Real Estate Capital →The site selection decision is the one capital decision that cannot be reversed. Lumina ensures every Arizona optometry build-out begins with zoning certainty — before the first dollar of improvement capital is committed.
Initialize Practice Equity Assessment