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Peoria outlines master‑plan approach for 7,280‑acre 'Pure Innovation Core'
Summary
Planning staff described a multi‑year entitlement and zoning approach for the 'Pure Innovation Core'—about 7,280 acres of state land within Peoria—highlighting three sub‑areas, technical studies, and a flexible 'zoning bank' to ready land for future auctions and development.
Peoria — City planning staff on Nov. 18 gave a study session update on the 'Peoria Innovation Corps' (Pure Innovation Core), a master‑planning and entitlement program covering roughly 7,280 acres of state land within the city.
Planning Director Chris Hockas said the effort began with an intergovernmental agreement with the State Land Department and that Peoria is leading a land‑planning and entitlement initiative to create a flexible zoning framework that can respond to market conditions. “This is likely to be the last master planned community in Peoria,” Hockas said, noting the project's size (about 11.3 square miles) and proximity to the Loop 303 corridor and regional employers.
Staff described three planning 'cores': Core 1 (about 1,900 acres south of Loop 303), Core 2 (about 845 acres—the area the city purchased in August and where Amcor is locating), and Core 3 (roughly 4,500 acres north of the CAP canal). Technical studies under way include water and wastewater analysis, traffic impact, power demand, and a trails master plan. Hockas said about one‑third of the core is not developable because of floodways, utility corridors and steep slopes but that these constraints also present opportunities for open space and connectivity.
Hockas outlined the land‑use approach: a 'flexible zoning bank' that allows development options (residential, commercial, employment) to be specified in advance so parcels can respond to market demand at auction. He also noted deed restrictions around the Amcor site that limit residential uses on portions of Core 2.
Staff said a project website and recorded virtual information session would be launched prior to Thanksgiving; a zoning/PCD application is expected in December, with planning commission public hearings in February and council consideration targeted for mid‑March. The city will host in‑person community meetings in January and maintain a FAQ and hotline form on the project website.
Council members asked about linking the project to potential SR‑74 improvements and requested those connections be included in project materials; staff said such links would be added to FAQs and the website.
