By Roland Murphy for AZBEX
The Gilbert Planning Commission will hold a study session this week to discuss Lennar’s plans for Harvest Grove, a master-planned community at the SEC of Val Vista Drive and Germann Road that will include single-family, multifamily and commercial uses.
If Lennar is to develop the community on the proposed 311.84-acre site, the Town of Gilbert will have to approve a minor General Plan amendment and replace the current mix of zoning categories with a planned area development overlay zoning district. The PAD uses will include both attached and detached single-family, varying densities of multifamily and 35 acres of regional commercial. A 10-acre neighborhood commercial parcel will be considered under a separate submittal.
Surrounding uses include retail commercial; single-family and multifamily residential; schools; Town-owned land (sports fields, a cemetery and a well site); a church; self-storage, and vacant land.
The June 4 Commission meeting is for input only. No action will be taken.
Lennar’s Proposal
“The Site presents a significant development opportunity for Lennar within an already established and thriving region,” according to the rezoning narrative. “Over the past 15 years, the area has seen substantial growth, with a diverse mix of employment, commercial, public facilities, and residential uses. This maturity and diversity make the Site a prime candidate for a thoughtful, infill master-planned development.”
The plan calls for a total of 1,759 residential units distributed across the property. The dwelling units fall under a variety of uses and densities:
- Multifamily High Density: 9.58 acres, 268 units;
- Multifamily Medium Density: 17.16 acres, 312 units;
- Multifamily Low Density: 17.81 acres, 146 units;
- Single-Family Attached: 17.92 acres, 190 units;
- Single-Family Detached: 81.44 acres, 480 units;
- Single-Family Detached: 82.19 acres, 243 units, and
- Single-Family Detached: 50.27 acres, 120 units.
The submittal states, “The proposed development anticipates a variety of high-quality housing options, addressing the needs of individuals and families from different income levels and demographics, including aging seniors, empty nesters, multi-generational households, young professionals, young families, and members of the local workforce. This diversity promotes a balanced, inclusive, and vibrant community, contributing to the Town’s identity as a highly livable town.”
The regional commercial portion shows plans for a grocery store, a fuel station, four small/medium shop spaces and six pads.
Housing densities will be highest near the commercial area at the intersection of Val Vista and Germann and become progressively lower moving inward across the property. The plan includes a connected system of trails and walkways to connect the residential components with activity hubs, parks and amenities.
Open space is planned for more than 78 acres, or 26.4% of the total site. The required minimum is 10%. Open space in the single-family portion is planned at 46.76 acres, or 15.74%.
The proposal requests a deviation from the Town’s open space standards for multifamily. According to the narrative, “These deviations include a reduction in the required common open space from 40% (net area) to a lesser percentage, modifications to the requirement that 30% of units provide private patios and/or balconies, and an adjustment to allow the required 10SF/unit for the swimming pool to include surrounding decking and other amenity spaces within the pool area. The final design and programming of multi-family amenities, including green spaces, shaded seating areas, and recreational features, will be refined during the Site Plan submittal process to align with these proposed deviations and the needs of future residents.”
Planning Staff Notes
Gilbert planning staff completed two reviews of the project before preparing its report for the Planning Commission.
Of particular concern to planners is the fact 231 of the total 311.84 acres of the site fall into the Santan Character Area near Gilbert Mercy Hospital, a part of town that is “identified for its unique character and vision,” according to the comments.
The report says, “Per the General Plan, the Santan Character Area is designed as an area that celebrates Gilbert’s Sonoran and rural agricultural roots with a combination of rural and suburban neighborhoods that enjoy the natural environment, including wildlife and small-scale agricultural activities. Emphasis is placed on outdoor living enjoyment and the ability to live and play in a secure and safe environment. Low and medium-density residential development blends with farming, trails, open space, and commercial uses to make up the character of the Santan Area. Staff has expressed concerns that the proposed project and residential density are inconsistent with the vision of the Santan Character Area.”
Along with the lack of conformity with the Santan Character Area’s goals and policies, staff has noted several other concerns about the proposal, including:
- Relocation of a planned connector on the eastern edge of the site that is required under the Gilbert Transportation Master Plan,
- Potentially insufficient east side access,
- The number of homes fronting collectors throughout the site,
- Reliever access on the north side,
- Proposed elimination of a connection to Partridge Drive from Coronado Street required under the Transportation Master Plan and
- The number and scope of requested deviations.
Timelines and Development Team
No project timelines have been announced. They will depend on the approval process and the market conditions affecting the various components.
Harvest Grove is currently planned in four major phases, with each phase having at least one subcomponent. Development will take place according to market conditions, according to the narrative, and will not necessarily progress in numerical order.
The submission concludes by saying, “This community exemplifies a balanced and forward-thinking approach to infill development, providing opportunities for economic growth, environmental stewardship, and enhanced quality of life for current and future residents of the Town of Gilbert.”
The owner is Zinke Investments, LLC. Lennar is the developer and project applicant. The community planner and landscape architect is ABLA Studio. Colliers Engineering and Design is the civil engineer, and traffic planning is by CivTech, Inc.
