The city of Peoria recently took a big step in master planning more than a thousand acres of land in the northern part of the city known as North Peoria Gateway, adjacent to Vistancia’s commercial core.
Peoria City Council members approved the annexation of 458 acres of state land in that area and applied initial zoning of the property from a county residential zoning of about one home per acre to a similar zoning in Peoria, as required for annexation under state law.
Finally, council approved the rezoning of the 1,621-acre North Peoria Gateway from Peoria that residential zoning to a planned community development zoning.
City officials said this culminates an 18-month process to unlock a swath of land that will position north Peoria as a potential future hub of advanced industries.
Planning Director Chris Jacques said this will bring the expanse of land together under a unified and cohesive design, allowing the city to deal with boundary conditions, as well as tailor standards and land uses to maximize community benefits.
Planned community developments are common in Peoria, where Vistancia, Saddleback Heights and other master-planned communities are zoned as such.
Jacques said the approval is the culmination of a vision that has been in play for several years that has run through past councils to the current council in unlocking and entitling state land, particularly along Loop 303.
“This is an important area for next-level economic and community development growth,” he said. “We’ve developed into a desirable community, but our coordination with the State Land Department and most recently in the last 18 months, I believe is ushering in a new era in the city, and really, a new legacy, and a new chapter.”
While Peoria has primarily been seen as a “bedroom community” where many residents leave its boundaries to work, Jacques said the Gateway could offer opportunities for commercial, residential and employment closer to home.
The council approved all items related to the annexation and rezonings Oct. 15.
Councilmember Brad Shafer dissented on the rezoning of the 1,621 acres known as North Peoria Gateway.
Shafer represents that area where he says most residents oppose industrial manufacturing and multifamily housing.
Shafer said Mesquite District residents have concerns about encroachment and development.
“I am excited about North Peoria Gateway and what it will bring to the area,” he said. “However, given the current rezone as it is proposed that allows for industrial manufacturing and multi-housing as the concerns of my citizens, I can’t support it.”
Early stages in the process included an authorization from the state land commissioner and the state selection board whose members are the governor, attorney general and treasurer, who approved this and other parcels in July 2019.
“So that’s why I said this has been near and dear to me for several years,” Jacques said.
The Arizona State Land in the North Peoria Gateway will be auctioned and developed at some point. However, Jacques said no specific auction or developer has been named at this time. The approvals just bring the land into the city for entitlement purposes, he said.
With the approval, the Gateway concept can be developed under the city’s “elevated” design standards.
Councilmember Mike Finn said staff has long worked on this state land in north Peoria and noted Economic Development Director Jennifer Stein for her “fantastic work.”
“It has to do with the market, with the semiconductor plant going in, and then the relationship with the state land. That’s been amazing. Those three things happening together after 10 years, it just feels like it now has been shot out of a cannon,” he said.
Philip Haldiman can be reached at phaldiman@iniusa.org, or on X @philiphaldiman. We’d like to invite our readers to submit their civil comments, pro or con, on this issue. Email AZOpinions@iniusa.org.
Meet Philip Haldiman is an award-winning journalist who most recently took first place for investigative reporting in 2023 from Arizona Newspapers Association. He joined Independent Newsmedia, Inc., USA, in 2015, covering Sun City West his first year. Since 2016, he has covered the city of Peoria. Prior to coming to INI, he was a reporter with The Arizona Republic for seven years, covering numerous cities throughout the Valley. Before that, he was a freelance writer.
Community: Haldiman spearheads the Peoria Independent Hometown Heroes Awards program, honoring local individuals and businesses that give back to the community. He has hosted local candidate forums over the years and is a member of the Society of Professional Journalists. Haldiman also served as a member of the Journalism Program Community Advisory Board at Glendale Community College. Outside journalism, Haldiman served as a member of the city of Peoria Complete Count Committee for the Census, 2019-2020. Lastly, he has served as a member of his HOA governing board since 2021.
Education: Arizona State University with a BA in Journalism and Mass Communications and a BA in Theater.
Random Fact: Haldiman is a fourth-generation Arizonan as well as wrote and produced an autobiographical comic book about his time spent in Hollywood and his life as a cult film star.
Hobbies: He enjoys hiking Arizona’s mountainous landscapes and is currently working on a play for the stage.
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