West Valley Mega Site
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. The site offers fast-track potential and exceptional utility access
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, unique location advantages
Power Adjacent & Favourable 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
Use-Case Matrix — Option Value
The site's flexibility and infrastructure positioning create multiple value creation pathways with data center development as the primary opportunity.
Hyperscale Data Center
Phased multi-hundred MW campus with integrated prime-power paired with nat gas and/or renewable energy. Primary use case leveraging exceptional power infrastructure.
Master Planned Community
Residential and retail development leveraging existing CPA entitlements for Insignia Estates with 2,091 dwelling units, retail and supporting amenities.
Industrial/Logistics
Large-scale distribution and logistics facilities capitalizing on strategic transportation access and proximity to major highway E-W corridors I-10 & I-8, and the future I-11 corridor N-S.
Utility-Scale Renewables / BESS
Solar and battery energy storage systems with direct grid interconnection capabilities and co-location opportunities with data center operations.
Multiple development pathways preserve option value while positioning for the highest and best use as market conditions evolve.
What Makes This Site Different
Current MPC Entitlements
Existing CPA for 2,091 dwelling units plus supporting retail, educational, and recreational uses already approved. Clear pathway to alternative use overlay / PAD/CMP alignment to secure by-right data center and industrial development permissions.
Outside AMA Water Flexibility
No Active Management Area restriction enables water sourcing agility and potentially faster permitting while maintaining environmental responsibility and compliance with adequate-supply regulations through innovative cooling strategies.
500 kV Proximity
Situated in the APS Cotton Transmission Corridor, offering redundancy and capacity with dual 500 kV lines (interconnecting Palo Verde nuclear hub) approximately 300 yards north. Jojoba 500 kV substation approximately 5 miles east.
Power Delivery Structure
Public-power district + Investor-Owned Utility optionality supports competitive large-load solutions and execution speed versus single-track service models. Streamlined interconnection processes tailored for utility-scale loads.
Gas Adjacency
High-pressure natural gas pipeline proximity enables optional prime-power and microgrid solutions.
Fiber Expansion
Lateral connectivity expansion via ADOT's planned fiber route on SR-85 (linking I-10 and I-8 / Gila Bend).
Site Location & Form
Site Features
Visibility & Access
Prime frontage on Old U.S. Highway 80 with canal at southern edge providing natural boundaries. Controlled access points enable secure perimeter management for sensitive operations.
Setbacks & Buffers
538 acres allows generous setbacks, security standoff zones, and phased expansion capabilities. Low access State Trust Land to the north provide natural buffering between the site and the power source.
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. Topography is favorable for large pad development (subject to geotechnical confirmation).
Ownership & Control
6 Contiguous Parcels. Single-owner advantage; no assemblage risk.
Future I-11
Proximity to north–south freight route between Phoenix, Las Vegas, and Mexico.
Energy & Logistics Corridor
Power Infrastructure - Interconnection
The site is strategically located between the Palo Verde Hub and Gila River, situated within Arizona's 500 kV loop.
Current Transmission / Distribution
- Dual 500 kV lines run <300 yards north.
- 500 kV substation <6 miles east.
- Support for data center, BESS, and industrial programs.
(Interconnection Study, 8/28/2025)
Line Ratings & Headroom
- Ample system capacity indicated; suitable for large-load interconnections.
- Redundant circuits enhance reliability and deliverability planning.
(Specific ratings and base-load metrics available upon request)
Electrical Hubs & Future Deliverability
Beyond today’s available power, APS’s ~53-mile 500/230 kV Cotton Transmission Corridor Project will materially strengthen the West Valley grid with additional interconnect pathways for data center, BESS, and industrial loads.
Natural Gas Infrastructure - Capacity Expansion Underway
Pipeline Access
- The site is near major pipeline corridor, including Transwestern/El Paso lines.
- APS & SRP have committed capacity on Transwestern’s Desert Southwest expansion.
Capacity Growth
- Expansion adds +1.5 Bcf/d by 2029, aligned with rising data-center power demand.
- Provides capacity margin for new firming resources and large-load reliability as the region scales.
Reliability & Dispatchable Support
- Enables firm, dispatchable generation that complements solar/BESS.
- Supports high-availability targets and mitigates peak-season constraint risk.
On-Site Generation & Interconnect Optionality
- Proximity supports evaluation of behind-the-meter solutions (e.g., reciprocating engines, LM-class turbines, CHP, BESS hybrids).
- Enables phased power, resiliency/black-start concepts, and potential H2-ready pathways (buyer to verify with Maricopa County AQD).
Corridor Proximity Visual
Powerlines (red) & Pipelines (green)
Data Center Use Case
Power Stack — Grid + BTM Optionality
Optionality
Front-of-meter interconnect and behind-the-meter (BTM) solutions
Redundancy / Energy Mix
Buyer-selectable redundancy (N+1 → 2N) and energy mix (utility, gas-BTM, renewables + BESS)
Process-ready
Interconnect studies and entitlement tracks can run in parallel
Illustrative Phasing (buyer determined)
01
Feasibility & Entitlement
Initiate feasibility/cluster studies; advance utility scoping concurrently with entitlement filings.
02
Phase 1 - 50-100 MW class
Initial deployment with 2×50-100 MVA transformers and off-site / on-site substation infrastructure
03
Phase 2 - 100-300 MW class
Add capacity and integrate 50-300 MW BESS for peak-shave and grid services
04
Campus scale 500+ MW
Full hyperscale deployment with optional prime power (gas + BESS) and microgrid capabilities
Water & Cooling — Outside-AMA Flexibility
Outside Active Management Area location enables faster permitting and greater water sourcing flexibility while maintaining environmental responsibility and compliance with local adequate-supply regulations through innovative cooling strategies.
Datacenter water intensity is materially below historic agricultural use in the area.
Design Flexibility
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)
Network Connectivity — Fiber
Regional backbones within feasible lateral reach. ADOT’s planned SR-85 fiber corridor (Gila Bend ⟷ I-10) will decrease lateral distance and add capacity / path diversity (dark and lit) for low-latency, multi-carrier connectivity.
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 SR-85 planned fiber build-out to strenghten corridor capacity and path diversity, improving dark fiber availability, lateral distance and latency profiles.
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 to 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 to secure by-right data center and industrial development permissions.
Pre-Wired Conditions
Noise and height restrictions, yard setbacks, substation language, fuel and BESS provisions, and water reuse requirements.
Approval Process
Streamlined path: Pre-application → submittals → public hearings → final approvals with publishable conditions to de-risk buyer development schedule.
Speed-to-MarketParallel processing of entitlements, early works, and utility pre-design to compress critical path timelines and accelerate project delivery.
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 projects, scale, and status of recent developments and transactions.
Transaction & Next Steps
Fee Simple Sale
Direct acquisition with clear title transfer and immediate development rights
Joint Venture
Phased take-downs with shared risk and returns aligned to development milestones
Due Diligence Package
Dataroom with Title, Interconnection study (KRSA, 8/28/2025), CPA, PAD/RUPD, 404 permits, Phase I&II Environmental, Water studies, ALTA survey, Traffic analysis, and CLUP with detailed landscape, circulation, park & trail systems plans available post-NDA.
Legal Notice & Disclaimer
The information contained herein is provided for general, illustrative discussion 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 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. 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.
Not an offer or solicitation. Nothing herein constitutes an offer to sell or a solicitation of an offer to buy any security or interest, or a recommendation to enter into any transaction. Any future transaction, if pursued, would occur only through definitive documentation, which would control in all respects.
All third-party names and marks are the property of their respective owners. © Insignia Estates LLC, 2025. All rights reserved.