Commission studies Harvest Grove plan amid staff concerns over density, collector alignment and parking

Gilbert — Planning staff presented a study-session briefing on the Harvest Grove project, a 311-acre proposed development south of the Loop 202 near Mercy Gilbert Hospital, and asked the Planning Commission for input on a minor general plan amendment, a PAD rezone and a long list of requested deviations.

The applicant proposes to change about 179 of the 311 acres to a mix of regional commercial and multiple residential density bands, and to rezone the whole site to new PAD districts. Planning staff described the plan as proposing about 1,759 residential units across single-family detached and attached housing and multifamily parcels, and said the overall gross density would be about 5.64 dwelling units per acre (the portion north of the San Tan Character Area is roughly 7.75 du/acre; the portion inside the San Tan Character Area is about five du/acre).

Why it matters: The project would add a substantial amount of housing and change designated land uses inside the San Tan Character Area. Staff said the development’s average densities and several requested engineering and landscape deviations raise concerns about compliance with the character-area goals, traffic circulation, pedestrian safety and transitions between commercial, multifamily and single-family parcels.

Staff presentation and principal concerns

Planning staff (presenter identified as Keith, planning staff) summarized the proposed general-plan designation changes and the PAD layout. “The project site … is located South of the Loop 202 Freeway,” he told commissioners as he outlined the site’s relationship to nearby roads, Mercy Gilbert Hospital and the San Tan Character Area. Staff described the requested map changes: roughly 35 acres of regional commercial, about 43 acres at 3.5–5 du/acre, 38 acres at 5–8 du/acre, about 36 acres at 8–14 du/acre, roughly 17 acres at 14–25 du/acre and about 9.5 acres at 25–50 du/acre.

Staff also presented the proposed zoning layout and a development plan that includes a…