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Peoria approves rezoning of roughly 7,300 acres as ‘Peoria Innovation Core’ PCD
Summary
The council unanimously rezoned about 7,300 acres to create the Peoria Innovation Core planned community district, a master-plan zoning structure designed to concentrate employment near Loop 303, set edge conditions near neighborhoods, and restrict some uses (including certain data centers) pending special-use review.
The Peoria City Council voted unanimously on March 24 to rezone approximately 7,300 acres as the Peoria Innovation Core (PIC) planned community district, a long-range master plan intended to guide employment-focused growth along Loop 303 and protect neighborhood edges.
Planning and Community Development Director Chris Hawz told the council the proposal responds to an intergovernmental agreement with the State Land Department and sets up a "zoning bank" approach that provides development flexibility while imposing guardrails for sensitive areas. "This provides us one cohesive master plan that provides for clear expectations for land use into the future," Hawz said, describing the PCD as a tool to protect natural features, promote employment near Loop 303 and avoid fragmented or disjointed development.
Key elements Hawz highlighted include: a contiguous residential edge of one- to two-mile depth along the southern boundary to protect existing neighborhoods; height overlays and employment-focused corridors along Loop 303; limits on where residential development is allowed on certain parcels; and new restrictions and special-use overlays for data centers and other resource-intensive land uses (including requirements for closed-loop water systems and minimum separations from housing). Hawz said about a third of the PIC is not developable and that the plan preserves those natural features in place.
Council members asked detailed questions about buffer widths, landscaping and height limits. Hawz said the PCD establishes a 30-foot buffer and a corresponding 30-foot maximum height in some southern parcels to ensure an "equivalent or better" edge condition than today. He explained landscaping requirements aim for a naturalistic desert character rather than planted, ornamental rows.
Public comment reflected mixed views. Rob Kufus, who said he lives immediately south of Parcel 1P, voiced support for the plan’s land-use mix and expressed interest in additional edge collaboration with developers. Paul Gilbert, representing a property owner adjacent to Core 1, said his client supports the city's approach and reminded the council of a Peoria Lakes special-area plan that remains in effect for that privately held parcel. By contrast, Shannon Simmo urged caution, criticizing what she described as insufficient notice when earlier height changes were made and raising concerns about water supply and the prospect of tall industrial buildings replacing mountain views. "We don't have the infrastructure," Simmo said, adding concern about water scarcity.
Hawz and other staff described a multi-year public outreach program that included a project website (3,400 visitors), mailed notices within a half-mile radius, study sessions with the commission and council, a virtual open house and an in-person neighborhood meeting at Copper Hills Community Church. Hawz said the planning commission unanimously recommended approval.
Council voted 7-0 to adopt ordinance 2026-09 rezoning the area as the Peoria Innovation Core PCD. Hawz emphasized the rezoning is a planning and regulatory framework; future projects will still require site-specific review, public notice and permitting.
