Additional grading within Sabino Estates will permanently scar the mountainside at this ecologically sensitive location that backs up to the Coronado National Forest and is visible for miles. The developer of Sabino Estates made a long-term commitment to the existing grading allocation when they enacted their Specific Plan with the County. If the developer now finds that the grading they allocated to the Estates area does not meet their needs for their lots, they have the option of re-platting the project with fewer, larger lots, to produce a higher quality subdivision while staying within the existing, agreed upon grading limits.
Hundreds of homeowners in or near Sabino Springs, as well as prominent local organizations, filed protest letters against the developer�s August 2001 request to amend the Specific Plan for increased grading. The Planning and Zoning Commission voted against the request, and after it became apparent that the Board of Supervisors was poised to do the same, the developer withdrew it. To make such substantial changes to the plan at this late date is irresponsible land development, and the community must remain vigilant to ensure the developer honors their existing commitment.
New Developments August 2002
The developer has begun a new effort to obtain more grading for the lots within Sabino Estates. Although in principle their new approach is more reasonable since they do not seek to exceed the Specific Plan total grading limit for Sabino Estates, the devil is in the details. In particular, they use questionable infrastructure grading figures to justify a requested plat change for increased grading for development envelopes. Furthermore, it appears that they propose to distribute their increased grading in a manner that violates the Specific Plan average lot grading specification (ie. too much grading on the smaller lots). Finally, they disregard utility infrastructure disturbances completely whereas County policy deducts all disturbed areas from natural open space totals.
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The Sabino Springs Specific Plan, adopted in 1990, is the zoning ordinance that governs all development within Sabino Springs. This Plan was created to balance the relatively high density of Sabino Springs with the various Pima County regulations applicable to this sensitive site, including the Buffer Overlay Zone Ordinance (BOZO), Resource Transition designation of the Comprehensive Plan, and Hillside Development Zone (HDZ). In order to achieve this balance, the Sabino Estates portion of Sabino Springs, which backs up to the Coronado National Forest and is the most visible and ecologically sensitive, is limited by the Specific Plan to 20% grading and 80% undisturbed, natural open space. The developer and other owners of the 44 lots within Sabino Estates agreed to the Plan, and signed off on the final plat, which clearly states that each lot is allocated 9,200 sq. ft. of grading for the development envelope, which include driveways. Development envelopes of 9,200 sq. ft. per lot satisfy the 20% grading limitation for Sabino Estates by equally distributing the grading allocation remaining after deducting for platted common roads, utilities, and ingress/egress on some lots.
In 2001, The Planning Center, representing the developer, Perini Land and Development (a corporation headquartered in Massachusetts) et. al., petitioned Pima County to amend the Specific Plan to make substantial changes for increased grading within Sabino Estates. Neighboring homeowners sent in hundreds of protest letters objecting to increased grading on the mountainside. The Planning and Zoning Commission voted 7 - 3 to recommend DENIAL of the requested substantial changes. Two prominent local organizations, Tanque Verde Valley Association and Coalition for Sonoran Desert Protection, also filed objections to increased grading in Sabino Estates. (Coalition efforts to find a compromise with the developer were reported by the Arizona Daily Star.)
After numerous developer initiated delays of scheduled hearings in front of the Board of Supervisors, the request was withdrawn just as the official vote was imminent, apparently because a majority of Supervisors were poised to deny the request (reported by the Arizona Daily Star). At that time, the developer submitted a letter to the Board of Supervisors formally withdrawing the increased grading request, stating that Sabino Estates would be developed per the existing Specific Plan as formerly agreed.
It is not clear exactly what Perini, et. al., will do next within Sabino Estates. Perini has claimed that they have used less grading for infrastructure than allocated, so they are seeking a credit for the difference to be distributed across the lots. This would require a change to the Final Plat Administrative Notes, and the County has stated that would require approval by the Planning and Zoning Commission and the Board of Supervisors, with corresponding public hearings. The community and County will need to carefully scrutinize all submissions for compliance with the Specific Plan 20% grading limitation and grading distribution requirements.
Supervisor Ray Carroll's diligence to ensure responsible development of Sabino Estates greatly contributed to the failure of Perini's attempt to exceed their prior commitment to a 20% grading limitation. We are fortunate to have a Supervisor who works hard to do the right thing against the tide of developers, their lobbyists, and a County Administrator who don't seem to give much consideration to community concerns. However, the community must remain vigilant to defeat any future attempts to deviate from the agreed upon Specific Plan to increase grading of the mountainside within Sabino Estates.
- Join the Sabino Estates mailing list to be kept abreast of developments.
- Contact Honorable Ray Carroll and thank him for supporting responsible development of Sabino Estates.
- Contact County Administrator Chuck Huckelberry and ask him to support the existing Specific Plan governing Sabino Estates. Let him know you learned from this site that he has been supportive of increased grading, and ask him why he doesn't support superior alternatives, such as fewer homes, where the developer honors and fulfills their existing commitment to the community.
- Join Tanque Verde Valley Association and let them know you appreciate their efforts to preserve the character of Northeast Tucson and Sabino Estates.
- Donate to the Coalition for Sonoran Desert Protection. They work hard to help Tucson grow smartly so our beautiful surroundings will be available for future generations to enjoy.
- Post your concerns for other visitors to this site to see by signing the guestbook. You can also view prior posts to the guestbook.
Coalition for Responsible Development of Sabino Estates at Sabino Springs
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