What zoning applies to riverfront redevelopment sites in Peoria?

Former industrial and warehouse parcels along the Illinois River are typically redeveloped through a combination of rezoning and TIF-district incentives; base zoning and TIF boundaries should be confirmed separately with the Community Development Department.

How do I look up the zoning for a Peoria property?

The Community Development Department maintains a GIS zoning map searchable by address, and planning staff can confirm zoning plus any overlay or TIF status.

What's the difference between R1 and R2 zoning in Peoria?

Both are single-family residential districts; R2 generally permits smaller minimum lot sizes than R1, allowing denser single-family development.

Peoria, Illinois · city zoning districts · 17 districts

Peoria, IL zoning map & districts

Peoria's Zoning Ordinance is administered by the Community Development Department's Planning & Growth Management Division, with the Planning Commission reviewing rezonings and special uses ahead of City Council approval. Peoria has pursued an active downtown and riverfront redevelopment agenda along the Illinois River, including former industrial and warehouse sites converted to residential and mixed-use projects, often paired with TIF financing.

The code Peoria Zoning Ordinance

Peoria zoning map

Peoria's zoning map and ordinance text are maintained by the Community Development Department's Planning & Growth Management Division; parcel zoning is confirmed via the city's GIS map or by contacting the division directly.

There is no link to the official map here yet — confirm current district boundaries directly with the Peoria planning or zoning department.

A published summary is never the authority. The adopted ordinance and the city's official zoning map govern, and both change — verify the district and every standard on your parcel before you rely on it.

How zoning works in Peoria

Peoria's core neighborhoods are dominated by traditional single-family zoning, with commercial nodes along its major arterials (War Memorial Drive, University Street, Knoxville Avenue) and industrial land concentrated near the river and rail corridors. Developers should confirm TIF-district boundaries downtown separately from base zoning, since incentive eligibility does not always track district boundaries.

Peoria zoning districts by family

The 17 district codes below are the ones that decide most projects in Peoria, grouped by what they are for rather than by the order the ordinance prints them.

Key districts in the Peoria Zoning Ordinance — a curated reference, not the exhaustive list. Confirm against the current adopted code.
Code	District	What it is for
Residential 5 districts
R1	Single-Family Residential	Standard single-family detached lots.
R2	Single-Family Residential	Smaller-lot single-family.
R5	Residential Cluster Development	Confirmed in city GIS; was missing from prior list.
R6	Multi-Family Residential	City's actual multifamily code; prior list's 'R3' is single-family, not multifamily, per city GIS.
RE	Estate Residential	Large-lot estate district, was missing from prior list.
Mixed-use 2 districts
O1	Arterial Office	Confirmed in city GIS; was missing from prior list.
O2	Exclusive Office Park	Confirmed in city GIS; was missing from prior list.
Commercial 3 districts
CN	Neighborhood Commercial	City's actual neighborhood-commercial code; prior list's 'B1' is downtown, not neighborhood, per city GIS.
C1	General Commercial	City's current code; prior list's 'B2' does not exist in Peoria's zoning data.
C2	Large Scale Commercial	Confirmed in city GIS; was missing from prior list.
Downtown / core 1 district
B1	Downtown Business	City GIS shows B1 as the downtown business district, not 'Neighborhood Business' as previously listed.
Industrial 4 districts
I1	Industrial/Business Park	City's current code; prior list's 'M1' does not exist in Peoria's zoning data.
I2	Railroad/Warehouse Industrial	Confirmed in city GIS; was missing from prior list.
I3	General Industrial	Confirmed in city GIS; was missing from prior list.
WH	Warehouse District	Named form-based district near the riverfront/rail corridor, confirmed in city GIS.
Special purpose 2 districts
N1	Institutional	Confirmed in city GIS; was missing from prior list.
A1	Agricultural	Confirmed in city GIS; was missing from prior list.

Peoria zoning — common questions

What zoning applies to riverfront redevelopment sites in Peoria?: Former industrial and warehouse parcels along the Illinois River are typically redeveloped through a combination of rezoning and TIF-district incentives; base zoning and TIF boundaries should be confirmed separately with the Community Development Department.
How do I look up the zoning for a Peoria property?: The Community Development Department maintains a GIS zoning map searchable by address, and planning staff can confirm zoning plus any overlay or TIF status.
What's the difference between R1 and R2 zoning in Peoria?: Both are single-family residential districts; R2 generally permits smaller minimum lot sizes than R1, allowing denser single-family development.

Keep reading

← Illinois zoning — who holds the zoning power in Illinois, under which enabling statute, and the reforms that override local rules.

Other Illinois cities

The zoning reference → — every state, plus city-level district guides like this one.

Peoria zoning summaries on this page are provided for information, not legal advice. Confirm every project against the current adopted code for the jurisdiction.