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Council approves Harvest Grove after developer cuts units, drops multifamily in Santan area; vote 4–3
Summary
After a months‑long review and community outcry, the council approved a revised Harvest Grove general plan amendment and rezoning 4–3. The developer removed multifamily zoning, reduced units from roughly 1,676 to 1,116, and added roughly 33 acres of regional commercial; residents raised traffic and compatibility concerns.
The Town Council on April 7 approved a contentious Land‑Use application for the Harvest Grove development (GP2503/Z2503) after the developer significantly revised the plan following an earlier denial.
Planning staff and the applicant said the revised proposal reduces the overall unit count from about 1,676 to approximately 1,116, lowering the project’s average density to roughly 3.55 dwelling units per acre (and 3.15 du/acre inside the Santan Character Area). The applicant removed multifamily zoning from the site and said multifamily uses were replaced with townhomes and single‑family products; the plan adds about 33 acres of regional commercial at the northwest corner of the site.
“We want to be clear: there is no multifamily zoning that is proposed with this development,” Brennan Ray, attorney for the applicant, told council members during the hearing. The applicant also emphasized $38 million in estimated residential impact fees (including about $28 million for sewer and water contributions) and estimated sales‑tax and property‑tax gains the town would receive over time from the added commercial acreage.
Residents who spoke during a lengthy public comment period said the project remains too dense and incompatible with nearby neighborhoods, would increase traffic on Germaine/Val Vista and Queen Creek corridors, and risked lowering property values and straining services. “The town council should be more aligned with citizens of Gilbert who voted for them,” Mara Frankle, a nearby resident, said during public comment. Dozens of other neighbors asked the council to deny the application or require additional changes.
Council debate focused on whether the applicant’s revisions adequately addressed earlier objections. Supporters — including representatives of the Gilbert Chamber of Commerce and some nearby property owners — said the plan adds a mix of housing types and commercial development that will bring jobs, consumer spending and infrastructure — notably Coronado Road — the town otherwise would struggle to fund. Opponents said the changes did not overcome long‑standing compatibility and traffic concerns.
Council action and votes: the council approved the minor general plan amendment and the rezoning ordinance in separate votes. Each measure passed 4–3. Vice Mayor Chuck Bondravani (recorded in roll call and early remarks as the vice mayor), Council Member Jim Torus and Council Member Monty Lions voted against the measures; Mayor Scott Anderson and Council Members Bobby Buckley, Kenny Buckland and Young Kapowski voted in favor.
Implementation and conditions: staff recommended and council adopted conditions meant to enforce Santan Character Area design elements, limit heights and require specific design review at platting and preliminary approval stages. The applicant also committed to on‑ and off‑site infrastructure including roadway improvements and phased construction estimated to open phase one in 2027 and full buildout by about 2032.
Why it matters: The decision approves a large master‑planned neighborhood (roughly 311 acres) that will shape development along the Germaine/Val Vista/Queen Creek corridor for decades. Council members framed the choice as balancing housing supply, commercial revenue and community character, with narrow votes underscoring local division.
Quotes
“There is no multifamily zoning that is proposed with this development,” Brennan Ray, attorney for the applicant, said during debate.
“The plan was revised to reduce units and align more closely with the Santan character area,” planning staff said; opponents countered that the changes were insufficient to address traffic and scale.
Ending
Council members voting for the project pointed to design commitments and financial contributions that will fund regional roadway improvements and town infrastructure; opponents said they would urge continued vigilance at the preliminary‑plat and design review stages to ensure the project follows the conditions adopted by the council.
