Approval of Lennar Homes’ proposed Harvest Grove mixed-use development was put on hold this week after Gilbert staff delivered a recommendation for denial, citing unresolved concerns over traffic, density, circulation and compatibility with the Santan Character Area.
The developer countered that it had worked extensively with staff and believed its design met the town’s expectations, leaving council members navigating sharply conflicting narratives before voting to continue the case to Dec. 16.
Staff opened the presentation by noting how long the project, which sits on nearly 312 acres at the southeast corner of Val Vista Drive and Germann Road, had been under review and how many issues remained.
“We’ve continued to work closely with the applicant on the project,” Development Services Director Kyle Mieras said. But “there are still several outstanding concerns and challenges.”
Ultimately, staff recommended denial of this project of the general plan minor amendment and the rezoning case.
A central theme of the staff report was traffic. Town Engineer Susanna Struble said the project sits at a critical point where the Loop 202 changes direction and acts as a funnel for regional traffic.
She warned that the development would put about 27,000 vehicles into this area, describing that as “seven times greater than the existing current or the current zoning that we have” and said the increased load “will occur 10 years earlier than what was expected” on intersections already projected to reach over-capacity in 2050.
Struble also expressed concern that the narrow spacing of streets, alleys and driveways would create sight-distance and safety issues.
“We are really needing to make sure that we've accomplished the items that need to balance all of that together,” she said.
Beyond traffic, staff argued the design fundamentally diverged from the Santan Character Area’s vision. Staff explained that the plan includes “approximately 403” lots under 6,000 square feet and 125 alley-loaded or townhome lots fronting a mile-long collector street carrying an estimated 3,000 trips a day.
“This configuration again is not found anywhere in the Santan character area corridor and in the neighborhood and introduces a distinct urban form along the most visible corridor of the site,” Senior Planner Keith Newman said. “Staff believes this design approach is incompatible with the Santan character area’s intended scale, rhythm and residential identity and may undermine the long-term livability and the cohesion of the area.”
Councilmembers reacted with frustration, some saying the staff presentation felt far more negative than prior briefings.
“I feel that what was handed me was sugarcoated,” Councilmember Jim Torgeson said. “I feel like I don't even know what I just read.
"This is so far from what I felt we discussed 10 days ago. … Please explain to me at this point the vehement denial compared to what it was 10 days ago.”
Mieras responded that their concerns “have always been there,” but earlier discussions focused on Coronado Road, which “took a lot more focus off of a lot of the other concerns.”
“From the very beginning we have indicated to the applicant that we were not going to support this project,” he said, noting that it did not meet the transportation master plan, the general plan or the Santan Character area.
When it was Lennar’s turn to present, attorney Brennan Ray outlined the company’s long-term work with Gilbert and its belief that the project complies with the town’s plans.
“We are certainly very excited to talk to you tonight about Harvest Grove, which we believe is a high-quality mixed-use development,” he said.
He noted the company had met with staff close to 30 times over the course of the past 10 months and the company is appreciative of staff working with them.
Ray also argued that Lennar adjusted its plans when it finally understood the town’s regional rationale for requiring Coronado Road.
He said it was only during that conversation with staff that it became clear Coronado had regional impacts.
“We listened a little later but it was in response to that … that Lennar agreed to put Coronado in,” Ray said.
On traffic, Ray insisted Lennar was providing staff what it needed.
“We worked tirelessly,” he said. “We were working well into the weekend.”
He also told council that safety will not be compromised.
Members of the public who requested to speak echoed staff’s concerns, with longtime resident Cindy Barnes, now living in Queen Creek, calling the proposal “frightening,” given the density and traffic concerns.
After more than two hours of discussion, council members did not move to approve or deny the project. Instead, they agreed it needed more time for the sides to continue discussions.
Council voted unanimously to continue the case to Dec. 16 after amending the original motion to allow additional review time given upcoming holidays and staff workload.
Ray signaled it would also request the companion case on a commercial portion of the project be continued to the same date. The delay means both sides will now attempt once more to reconcile substantial differences before the project comes back before council.
Please submit comments at yourvalley.net/letters or email them to AzOpinions@iniusa.org. We are committed to publishing a wide variety of reader opinions, as long as they meet our Civility Guidelines. Tom Blodgett can be reached by email at tblodgett@iniusa.org or follow him @sp_blodgett on X.
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).
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