Gilbert council rejects revised Lennar Harvest Groves plan

By Tom Blodgett
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After months of revisions, negotiations and technical review that culminated in a staff recommendation for approval, Gilbert Town Council voted to reject Lennar Homes’ proposed Harvest Groves development. 

 In the aftermath of the council’s decision, Lennar also withdrew a smaller, related commercial proposal that had been separated from the larger master-planned project, bringing an end to a long and often difficult public process. 

The Harvest Groves proposal had been before the town in various forms for more than a year, during which time Lennar and town staff worked through repeated rounds of feedback from council members, residents and outside stakeholders.  

Earlier versions of the plan had drawn criticism for density levels, the placement of multifamily housing and whether the overall concept aligned with the San Tan character area outlined in Gilbert’s general plan. 

In response, Lennar made a series of changes aimed at addressing those concerns. Staff said the applicant reduced density within the San Tan character area, shifted higher-intensity uses farther north and outside that area’s boundary, and removed or reconfigured housing types that council members had flagged in earlier hearings.  

Transitions between land uses were refined, and design elements intended to reflect agrarian and rural themes were added or emphasized. 

Senior Planner Keith Newman told council the revised plan represented a significant departure from earlier proposals and reflected extensive collaboration between staff and the developer.  

He also noted that Lennar agreed to numerous stipulations and design standards, and that the proposal, while complex, met the requirements of the town’s zoning code and general plan. Based on those revisions, staff formally recommended approval. 

The scope of the Harvest Groves development was substantial. The proposal covered more than 300 acres near the southeast corner of Germann Road and Val Vista Drive and included a mix of residential densities, open space, trail systems and commercial uses. 

 Plans called for more than 1,600 housing units overall, including single-family homes, attached housing and multifamily units spread across several parcels. Higher-density housing and regional commercial uses were concentrated outside the San Tan character area, while lower-density residential uses were proposed within it. 

The development also included acres of open space, internal parks and an extensive trail network. Staff highlighted that the project exceeded minimum trail requirements and incorporated both active and passive open space throughout the site.  

Traffic circulation, roadway improvements and phased development were also key components of the plan, with infrastructure to be built as different phases of the project moved forward. 

Despite those revisions and the staff recommendation, several council members said they remained unconvinced that the proposal was the right fit for the site.  

During deliberations, council members described the project as the result of a difficult and sometimes frustrating process, with some acknowledging the effort put in by both staff and the developer while ultimately concluding that the end product still missed the mark. 

“I’ve struggled with this one a lot,” Councilmember Jim Torgeson said, referencing the extended review period and the competing priorities involved. 

Councilmember Monte Lyons focused on the broader implications of approving the project, including long-term impacts on traffic, infrastructure and community character. While acknowledging the changes that had been made, Lyons said the overall intensity of the development remained a concern. 

“I just don’t think it fits the character of that area from my perspective,” he said. 

Public input also played a role in the discussion. Residents who spoke during earlier hearings had raised objections to higher-density housing, traffic congestion and whether the project reflected the rural and suburban blend envisioned for the San Tan character area. Others urged the council to consider the need for housing diversity and economic development, noting the site’s proximity to major roads and existing commercial uses. 

The vote was split 4-3, with Lyons, Torgeson, Mayor Scott Anderson and Councilmember Chuck Bongiovanni voting against it. 

Immediately following that decision, the council turned to a separate but related item: a neighborhood commercial proposal covering approximately 12 acres at the corner of Val Vista Drive and Queen Creek Road. That application had been carved out of the larger master plan and was presented as a standalone request. 

However, Lennar asked that the commercial application be withdrawn rather than proceed with a vote. Lennar's attorney, Brennan Ray, told council the commercial proposal was closely tied to the larger residential plan and no longer made sense to pursue on its own.  

Town officials confirmed that withdrawing the application would leave the property unchanged and that any future proposals would require new applications and a fresh public review process. 

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Tom Blodgett
Senior News Editor | Gilbert

tblodgett@iniusa.org

Meet Tom
Tom Blodgett joined Independent Newsmedia, Inc., USA, in 2022, when the company acquired Community Impact Newspaper's Phoenix-area properties. Raised in Arizona, he has spent more than 35 years in journalism in the state.

Community: He has served as an instructional professional in the Walter Cronkite School of Journalism and Mass Communication since 2005, and is editorial adviser to The State Press, the university's independent student media outlet. He also is director of operations for an 18U girls fastpitch softball team from Gilbert.

Education: Arizona State University with a BS in Journalism. 

Random Fact: He lived in Belgium during his freshman year of high school.  

Hobbies: Tweeting enthusiastically about ASU softball (season-ticket holder) and grumpily about other local sports (pessimistic fan).