538 entitled acres with proximity to utilities and infrastructure
Prime development land
Positioned for Data Center, Battery Energy Storage System (BESS), manufacturing and logistics operations, renewables and solar, and master-planned community development
Entitlements & Flexibility (Option Value)
Zoning overlay potential for Data Center / Industrial. Current CPA: 2,091 dwelling units plus retail, education and recreation
Strategic Positioning / Location
Unincorporated Buckeye (annexation optional), ~5 miles west of SR-85 connecting the I-10 and I-8 arterials (future I-11 corridor)
Outside AMA Flexibility
Fewer water-policy constraints
Power Adjacent & Favorable Queue Dynamics
Power to the property line. Dual 500 kV grid + high-pressure natural gas pipeline in close proximity. Public-power district supporting utility-scale loads
Scalability
Multi-phase / multi-hundred-MW hyperscale AI campus potential with optional on-site microgrid capabilities
Regional Momentum
The barbell pattern of urban-edge development combined with industrial growth positions this site strategically between scale and adjacency. Infrastructure tailwinds are driving unprecedented growth in the West Valley
Arizona Advantages
Business‑friendly & strategic location; low natural‑hazard risk; tax‑efficient programs; reliable grid with growing renewables
Buckeye Growth
Activity in the Buckeye Tech Corridor and nearby mega‑sites underscores submarket demand for large‑acreage campuses with zoning flexibility and utility proximity
Infrastructure Expansion
Transmission expansion + regional gas throughput planning aligned with datacenter growth
AI & Datacenter Build-Out
Mega‑campus filings validate large‑acreage, interconnect‑ready campus theses
Policy Support
Pro‑growth permitting posture supportive of mission-critical infrastructure (in contrast to other submarkets that have introduced restrictions on data center activity)
Syndicated Capital Activity
Investor‑led West Valley land activity. Programmatic land aggregation and JV structures are becoming the norm and institutional capital is underwriting at scale
Multiple Development Pathways
Highest-and-best-use optionality as market conditions evolve
The site’s flexibility and infrastructure positioning create multiple value-creation pathways — with data center development as the primary opportunity, supported by utility proximity, location outside city limits, and early-mover positioning as the corridor scales
Hyperscale Data Center
Phased multi-hundred MW / GW campus with integrated prime-power paired with natural gas and/or renewables — leveraging favorable power capacity and queue dynamics
Renewable Energy / BESS
Utility-scale solar and battery energy storage systems with direct grid interconnection capabilities and co-location opportunities with data center operations
Manufacturing / Logistics
Large-scale manufacturing and distribution/logistics facilities capitalizing on strategic access and proximity to major highway E-W corridors I-10 & I-8, and the future I-11 corridor N-S
Master Planned Community
Residential, retail and recreational development leveraging existing CPA entitlements for Insignia Estates with 2,091 dwelling units, retail and supporting amenities
What Makes This Site Different
Current MPC Entitlements
Existing CPA & PAD/RUPD for 2,091 dwelling units plus supporting retail, educational, and recreational uses already approved. County-level pathway toward alternative-use overlay permissions supporting data center and industrial development.
Outside AMA Water Flexibility
No Active Management Area restriction supports greater water-sourcing and planning flexibility relative to AMA-restricted locations.
500 kV Proximity
Situated in the APS Cotton Transmission Corridor, with dual 500 kV lines immediately north and the Jojoba 500 kV substation approximately 5 miles east, supporting large-load interconnection evaluation.
Power Delivery Structure
Public power access via the Electrical District model (ED8) supports competitive large-load solutions and a distinct capacity, structuring, and pricing framework versus constrained IOU queue/tariff models. *
Gas Adjacency
High-pressure natural gas pipeline proximity supports evaluation of optional prime-power and behind-the-meter generation strategies. *
Fiber Expansion
Lateral connectivity expansion via ADOT's planned fiber route on SR-85 (linking I-10 and I-8 / Gila Bend).
* Recent ACC siting cases illustrate that public power districts can act as critical intermediaries for large data-center-linked generation projects, potentially offering regulatory clarity, queue efficiency, and political defensibility. Insignia’s ED8 location may offer analogous early-mover advantages, subject to project-specific utility, regulatory, and interconnection diligence.
Site Location
Infrastructure Proximity
Site Features
Visibility & Access
Prime frontage on Old U.S. Highway 80 with canal at southern edge providing natural boundaries. Potential controlled access points support secure perimeter planning for sensitive operations.
Setbacks & Buffers
538 acres allows generous setbacks, security standoff zones, and phased expansion capabilities. State Trust Land to the north provides a low-access buffer between the site and the power corridor.
Surrounding Uses
Compatible adjacent uses including agriculture, renewable energy projects, emerging industrial and logistics facilities, and regional utility infrastructure create a supportive development environment.
Topography & Soils
North block features native desert terrain while south block contains historic agricultural fields and a well. Favorable topography for large pad development (subject to geotechnical confirmation).
Ownership & Control
Six contiguous parcels under single ownership, reducing assemblage complexity.
Future I-11
Proximity to north–south freight route between Phoenix, Las Vegas, and Mexico.
Power Infrastructure - Interconnection
Interconnection Capabilities Analysis (K. R. Saline & Associates, 8/28/2025)
The site is strategically located between the Palo Verde Hub and Gila River Generating Station, within Arizona’s 500 kV loop.
Current Transmission / Distribution
- Possible 500 kV connection points include tapping one or both Jojoba–Hassayampa 500 kV lines to the north of the site.
- Alternative: direct interconnection at the Jojoba 500 kV substation ~5.3 miles east.
- Deliverability from a diverse set of generation resources (nuclear, solar/storage, wind, gas).
Line Ratings & Headroom
- Low base-case loading indicated on the referenced 500 kV lines; supporting large-load interconnection evaluation.
- Double-circuit option provides added redundancy for deliverability planning.
(Specific ratings and base-load metrics available upon request)
Electrical Hubs & Future Deliverability
APS Cotton Transmission Corridor project: 100+ miles of new and rebuilt 230 kV / 500 kV transmission lines interconnecting multiple existing and new substations; strengthening deliverability and expanding interconnect pathways for large-load programs.
Natural Gas Infrastructure - Capacity Expansion Underway
Pipeline Access
- Proximity to a major pipeline corridor, including Transwestern/El Paso infrastructure.
- APS & SRP have committed capacity on Transwestern’s Desert Southwest expansion.
Capacity Growth
- Expansion adds ≥2.3 Bcf/d by 2029, aligned with rising data-center power demand.
- Provides incremental headroom for new firming resources and large-load reliability as the region scales.
Reliability & Dispatchable Support
- Supports evaluation of firm, dispatchable generation strategies that complement solar/BESS.
- Provides a dispatchable-power pathway for resilience planning and peak-season constraint mitigation.
On-Site Generation & Interconnect Optionality
- Proximity supports evaluation of behind-the-meter solutions, including reciprocating engines, LM-class turbines, CHP, and BESS hybrids, for phased power, resiliency, and black-start planning.
- Subject to buyer diligence, utility coordination, air permitting, and applicable regulatory approvals.
Data Center Use Case
(Illustrative)
Power Stack
Grid + BTM Optionality
Front-of-meter interconnect and behind-the-meter solutions
Redundancy / Energy Mix
Buyer-selectable redundancy (N+1 → 2N) and energy mix (utility, gas, diesel, renewables + BESS)
Process-ready
Interconnect studies and entitlement tracks to run in parallel
Phasing (buyer determined)
Feasibility & Entitlement
Initiate feasibility/cluster studies; advance utility scoping concurrently with entitlement filings
Phase 1 - 50-100 MW class
Initial deployment with 2×50-100 MVA transformers and off-site / on-site substation infrastructure
Phase 2 - 100-300 MW class
Add capacity and integrate 50-300 MW BESS for peak-shave and grid services
Campus scale 500+ MW
Full hyperscale deployment with optional prime power (gas + BESS) and microgrid capabilities
Water / Cooling
Outside Active Management Area status offers greater flexibility in cooling strategy and project design, while remaining subject to applicable adequate-supply requirements and project-specific diligence. Data center water intensity is materially below historic agricultural use in the area, particularly where closed-loop, hybrid, or low-water cooling strategies are implemented.
Design (buyer determined)
Air-Cooled Systems
Minimal water consumption with adiabatic-assist options for peak efficiency during extreme weather conditions
Direct-to-Chip Cooling
Advanced HPC/AI cooling solutions with hybrid closed-loop systems optimized for high-density computing loads
Water-Neutral Operations
Comprehensive metering, recapture, and offset programs aligned with ESG sustainability frameworks
Water vs. power (PUE target ⟷ Water draw ⟷ ESG posture)
Fiber Connectivity
Regional backbones within feasible lateral reach. State Route 85 fiber corridor (Gila Bend ⟷ I-10).
Long-haul & metro connectivity
Regional long-haul backbones and Phoenix metro rings offer access to on-ramps with low-latency and competitive RTT for cloud, AI/ML training, and edge workloads (buyer to verify targets/carriers/latency/RTT).
Planned uplift
ADOT's planned SR-85 fiber build-out (mileposts 120-154) to strengthen corridor capacity and path diversity.
Resilience, Redundancy & HA by design
Site layout can accommodate dual-entry, diverse routes to different backbone paths for redundancy and high availability.
On-Site interconnect
Reserve pad for MMR/meet-me hut to aggregate carriers and cross-connects as capacity scales.
Path Toward By-Right DC/Industrial
Base Entitlements
Existing CPA (Insignia Estates MPC) for 2,091 dwelling units plus supporting retail, educational, and recreational uses already approved.
Overlay Strategy
County overlay-lite approach combined with Buckeye PAD/CMP alignment designed to support a pathway toward by-right data center and industrial development permissions.
Critical Path Compression
Parallel processing of entitlements, early works, and utility pre-design to compress critical path timelines and accelerate project delivery.
Approval Process
Pre-application → submittals → public hearings → final approvals with publishable conditions to de-risk buyer development schedule.
Signals & Comps
Market Activity
The West Valley is a burgeoning hub for hyperscale and colocation data centers, attracting major players with significant investments. This overview highlights a selection of notable data center projects and land transactions.
Reported / approximate figures based on public filings, transaction reports, developer/city materials, and third-party market sources. Land transaction timing is shown with the acreage where available.
Transaction & Next Steps
Direct Acquisition
Transfer of title & existing entitlements
Joint Venture
Phased take-down with shared risk and returns aligned to development milestones
Due Diligence
Data room with selected informational diligence materials available post-NDA:
KRSA interconnection capabilities analysis, Title, CPA, PAD / RUPD, 404, ALTA survey, Phase I / II environmental reports, water studies, traffic analysis, and CLUP / planning exhibits with landscape, circulation, park, and trail system plans.
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The information contained herein is provided for general, illustrative purposes only and may include estimates and forward-looking statements. No representation or warranty, express or implied, is made as to the accuracy, completeness, timeliness, suitability, feasibility, or future performance of any information. All content is subject to change without notice, and recipients must conduct their own independent verification and due diligence and rely on their own legal, financial, technical, and other advisors.
Without limiting the foregoing, nothing herein should be relied upon as a statement of fact or a commitment regarding zoning, entitlements or approvals, utility service or interconnections, queue status or timing, infrastructure or corridor alignments, site boundaries or measurements, water/regulatory frameworks, environmental or title conditions, costs, schedules, or absorption, or any other matter whatsoever. Visuals, maps, overlays, and conceptual site depictions are not to scale and are provided for reference only. We have no obligation to update or correct this information.
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