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Sabino Springs Specific Plan Adoption Ordinance #1990-53
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| Visual Mitigation Study |
| Page 5 |
"Review and approval of a visual study shall be required prior to approval of any subdivision plat or development plan. The study shall: 1) include simulations or photo-illustrations of the pre-development and post development views of the development; and 2) demonstrate conformance with the visual quality standards of Chapter 18.67 (Buffer Overlay Zone) of the Zoning Code." In the simulated post development view submitted by the developer, and on file with Pima County, homes in the Estate Area are separated by an expanse of natural open space that is generally as wide or wider than the breadth of the homes. The natural open space separating most of the homes is over 100 feet.
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Sabino Springs Specific Plan Co23-89-2, 1996 Edition
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| INTRODUCTION |
| Purpose and Intent |
| Page 3 |
"Responsible land uses as proposed within the Sabino Springs Specific Plan can be insured through the adoption of an effective development control mechanism that reflects thorough and comprehensive land use planning."
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STATEMENT OF FINDINGS |
| Alternative Planning Tools |
| Page 10 |
"The use of the Specific Plan will allow a long term commitment to this residential concept and provide a good standard for responsible devlopment in Eastern Pima County."
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| Page 11 |
"The Specific Plan will provide a means of responding to existing plan policies that piecemeal rezoning requests will not permit."
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Community Benefits |
| Page 12 |
"[The Specific Plan] will provide for some of the long term needs of the increasing population as well as assure that the community will be built-out as planned."
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| Page 12 |
"The plan's long-term commitment to quality development, Buffer Overlay Zone Ordinance conformance, land use designations, development standards, design guidelines and implementation should provide both direct and indirect benefits to the neighborhood, community and region."
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| Page 13 |
"Design standards are included to ensure that construction will be compatable with homes and institutions in the existing neighborhood."
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SITE ANALYSIS AND INVENTORY |
| Topography |
| Page 16 |
"The northern third of the property contains the majority of the site's topographic relief and significant features. The site planning process for the Sabino Springs Specific Plan has responded to this condition by devoting almost the entire northern third of the project to low-density estate lots." |
| Page 17 |
"The Plan Area contains some areas with slopes in excess of 15%. These areas are shown on Exhibit IV-B.3, Slopes." This Exhibit shows about half of the Estate Area with slopes greater than 15%, most greater than 20%. |
| Page 17 |
"[�] the majority of the steeper slopes shown on this map [Exhibit IV-B.3] are located within the nothern third of the property."
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Vegetation |
| Page 21 |
"Palo Verde-Saguaro desert scrub dominates the upper slopes on ridges between washes above the geological fault crossing the property from east to west."
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| Page 23 |
"The ridges and slopes are dominated by foothill palo verde and saguaro cacti."
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Visibility |
| Page 33 |
"The site is divided into medium and low visibility ranges (see Exhibit IV-G.1)." Exhibit IV-G.1 shows the Estate Area as "Medium" visibility.
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Scenic Quality |
| Page 34 |
"The majority of the site has low scenic quality. The northern portion of the site contains hillier terrain with moderate stands of saguaros. The combination of terrain, vegetation density and variety, along with distrurbed areas, provides moderate scenic quality onsite (see Exhibit IV-G.2)." Exhibit IV-G.2 shows the Estate Area as "Medium" scenic quality.
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Visual Sensititvity |
| Page 34 |
"50% of the site, the southern portion, has low visual sensitivity while the northern half of the site has moderate visual sensitivity (see Exhibit IV-G.3)." Exhibit IV-G.3 shows the Estate Area as "Medium" visual sensitivity.
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Composite Map |
| Page 44 |
"The steeper slopes, less than 25% of the Specific Plan area, are located in the northern portion of the site. These sloping area are also identified as Class II Habitat, Palo Verde-Saguaro Desert Scrub."
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DEVELOPMENT PLAN |
| Land Use Plan Summary |
| Page 62 |
Calculation of "Natural Open Space Includes: Estate (80% of N,O,P,Q,S ) (58.5 [Acres])" N,O,P,Q,S are the Estate Area designations.
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| Page 62 |
"A minimum of 80% of the total Estate area will be natural open space. Estate natural open space acreage is included in the Natural Open Space Total."
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Habitat Resources |
| Page 75 |
"The most significant environmental resources in terms of wildlife habitat values as shown on Exhibit V-H, include the identified riparian resource areas, the Class I Tres Hombres Wash, the other drainage ways (particularly the central north-south wash), identified water sources, areas of medium to high vegetative cover, and the northern upland areas connecting to the adjacent Coronado National Forest. Protection of all of these areas has been given a high priority in developing the Land Use Plan."
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| Page 76 |
"In areas where medium to high densities of saguaro occur in the northern portion of the site, natural open space will preserve the vast majority of this habitat."
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| Page 77 |
"The minimal grading associated with low residential density on these upland habitats will minimize impacts."
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Conceptual Grading Plan (Exhibit V-G.1) |
| Page 91 |
Estate Area is designated as "80% of Area Left Ungraded" on plan map.
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DEVELOPMENT REGULATIONS |
| Definitions |
| Page 95 |
"Development Envelope. The sum of the areas of the permit holder's land to be graded, including the building envelope, accessory buildings, and areas of related parking, driveways, swimming pools, walls, and other accessory structures, but excluding individual sewage disposal systems, as per Pima County Code Chapter 18.81 (Grading Standards)."
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Land Use Plan Summary |
| Page 98 |
Development Category "RA-1" - Planning Areas "N,O,P,Q,S (Estate)" - Acres "14.6 [= 20% of 73.1]"
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| Page 98 |
"Total acreage of RA-1 [Estate] Category is 73.1 acres, of which 80% is to remain as natural open space."
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| Page 99 |
"Preservation Area Includes: Estate (80%) (58.5 [Acres = 80% of 73.1])"
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DESIGN GUIDELINES |
| Environmental Resource Mitigation |
| Page 105 |
"Grading: All non-built graded areas will be landscaped or revegetated."
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Typical Estate Lotting Exhibit |
| Page 118a |
"80% of Estate Area (RA-1) is Natural Open Space (NOS)."
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Final Plat for Sabino Estates (Book 45, Page 7, July 1993 - signed by lot owners)
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| Administrative Control Notes |
| Note 10 |
"The total area to be graded in conjunction with this final plat is 15.97 acres or 3.97% [of the gross Specific Plan area]."
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| Note 11 |
"Based on the total gross area of this subdivision (80.03 AC) and the total area to be graded with this project (15.97 AC), the percentage area of Sabino Estates to be left in its natural, undistrubed state is 80.04%."
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| Note 20 |
At the time of building permit application for each lot, the applicant
shall provide a building plot plan which accomplishes the following:
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| 20A |
"Delineates the specific development envelope for the lot; Said envelope shall include all areas to be used for buildings, patios, driveways, exterior parking, etc. such that the defined envelope represents the total contiguous area to be graded on the lot."
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| 20B |
"Verifies that the area of development envelope does not exceed 9,200 sq. ft. in accordance with the approved Sabino Springs Specfic Plan."
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Pima County Development Services Department - Staff Report (August 29, 2001)
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| Page 1 |
"The Pima County Comprehensive Plan designates the subject property for Resource Transition (RT), which allows the SP zone, as well as the SR and RH zones, at a density of 0.3 residences per acre." (0.3 residences per acre = 24 residences for 80 Acre Sabino Estates.)
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| Page 7 |
"The estates area, due to its proximity to the Coronado National Forest and abundance of natural resources, is perhaps the most ecologically sensitive area within the specific plan."
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| Page 8 |
"The Sabino Estates plat was one of the first plats completed as part of the Sabino Springs project and the 9,200 square feet of grading per lot was established at that time. Staff advised the engineer and developer at the time that 9,200 square feet of grading per lot was inadequate, but the engineer and developer disagreed and proceeded with recording the final plat. If the allowable grading on the original plat had been more reasonable, such as what is now being proposed [in this grading increase request], the net result would have been less grading and less lots on the lower portion of Sabino Springs, but the 56% grading limitation of the specific plan could have been met."
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Pima County Comprehensive Plan (Chapter 18.89)
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COMPREHENSIVE PLAN UPDATE |
| Catalina Foothills Subregion - Foothills Planning Area Map |
| Page 1 |
Plan map designates the entire Sabino Estates area as "Resource Transition."
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LAND USE INTENSITY LEGEND (18.89.060) |
| Resource Transition |
| a. |
"Purpose: To preserve open space characteristics of development sensitive lands in the vicinity of public resource management units; to promote development that blends with the natural landscape; to extend visually the public land boundaries; and to protect wildlife habitat."
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| b. |
"Residential gross density shall conform with the following: 1) Minimum - (none) 2) Maximum - 0.3 RAC." (0.3 residences per acre = 24 residences for 80 Acre Sabino Estates.)
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Pima County Code
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| BUFFER OVERLAY ZONE (CHAPTER 18.67) |
| Performance standards for issuance of a permit. (18.67.050) |
| G. |
"Setback: No structure, parking lot, private driveway or road shall be placed within 150 feet of a public preserve, except that the setback shall be 300 feet for any land parcel subject to a specific plan or a rezoning approved on or after August 11, 1998."
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