Most of the lots and cabins are in Summerhaven Subdivision. However there are other smaller subdivisions such as Mt Lemmon Estates #1 & 2 and the more recent Woodridge Vacation Homes and Loma Sabino Pines.

Summerhaven Subdivision and MLE #1 & #2 were created in late thirties before subdivision laws.

Some lots to the west are not in a subdivision, but are lots of record.  Acquisition of these lots, by state law, require special buyer notification to be  recorded  on sale.                Home Page

Not all road that were laid out in the original subdivision have been built.  Some will probably never be built because of slope and cost. Most roads are maintained by Pima County.  This includes snow plowing.  Some of these roads are paved and some are not.  Some of the paved  and unpaved roads are not maintained by Pima County.

The water supplier for cabins in the Summerhaven area is Mount Lemmon Water District, MLWD, a non-profit group headed by a five person county elected board composed of community members, who donate their time.

Mount Lemmon water comes from mountain springs, most are in Upper Sabino Canyon and one is in Carter Canyon. Though springs provides the water, the State considers the water supply to be surface water.  The subdivisions do not meet the 100-year-water-adequacy requirements of modern subdivisions.  Several years ago, the Department of Real Estate, exempted the existing deeded lots of record from the 100-year-adequacy.

Availability of water depends upon annual precipitation and storage.  MLWD has been steadily increasing storage over the years to meet water demand from spring to Monsoons which, before the Aspen Fire,  exceeded the spring flow. A major sources of water loss is due to broken pipes caused by freezing or old age.   The critical period is from Spring to commencement of the Monsoons. MLWD, during periods of water shortage, institutes voluntary and, if needed, mandatory water conservation practices.  Drought exacerbates this situation.

The per capita water use on Mt. Lemmon is small in comparison to Tucson's per capita water use.  Mt. Lemmon customers have, historically, been very water use conscious typically employing ultra low flow water fixtures and flushing only when needed.  In addition, car washing, swimming pools, plant watering and other high water using practices are either prohibited or frowned upon.

 For additional information please call 325-9558 and ask for Madeline.

Providing water to vacant lots, which do not have water, may incur line extension costs even if water is being supplied to adjacent lots.

Sporadic pressure or water outage problems may occur, particularly on higher elevations in the Sabino valley.  The summer use rate typically exceeds the spring replenish rate, so that a large amount of storage is needed to supplement the spring supply.

Mt Lemmon Fire District station, located at the beginning of the road to Oracle, responds to 911 calls for fire and medical emergencies 24/7.

The Mount Lemmon Fire District is governed by a three person board, elected to four year terms in a county held election.  The board members are community volunteers.

Fire and medical services are provided to Mount Lemmon homeowners at no additional cost other than paying their property taxes while visitors are billed for services.

Fire Hydrants have been installed in key positions to supply water for fire suppression in the village, however more are needed as not all areas are within 500 feet of a fire hydrant. Future hydrants are planned as money becomes available.

All areas on Mount Lemmon are rated 7 to 9 by the State Fire Marshal.  The lower the rating, the cheaper the insurance rate. A 7 is awarded to properties within 1000 feet of a hydrant, an 8 to properties within 5 miles of the Fire Station and 9 to all other properties. Since these ratings are higher than those found in Tucson, Insurance is more expensive per $100 of value on Mount Lemmon.  It has been generally believed that the affect of the Aspen Fire would cause high insurance rates and make it difficult to obtain insurance.  While insurance rates have increased somewhat, it has not been excessive.  Please check with your insurance agent as to possible insurance rates. Not all insurance agencies will insure on Mt. Lemmon.

The Mount Lemmon communities exist in a Urban-Wild Land Interface which has sustained catastrophic fires in the past, most notability the Bullock fire and the Aspen fire.  The Bullock fire reached the eastern edge of the community but with heroic efforts by Fire Fighters was prevented from entering the village.  Bullock Fire started downwind from the village which was a significant factor in its path. 

The Aspen fire was started in the worst possible location and time.  It was human started west and downwind from the village.  It was started at the worst possible time, just before the monsoon season when the forest was in its driest condition.  As it rapidly grew in size, it created its own weather which soon caused it to become the Perfect Fire generating its own weather.  As a result the Aspen fire added great velocity to the prevailing westerly winds showering and pre-heating the village with firebrands.  Some of these firebrands traveled over a mile.

FireWise and NeighborWise.  The communities of Mount Lemmon adopted FireWise practices well before the Bullock and Aspen fires.  These policies called for proper tree bowl thinning and reduction of "ladder fuel."  Ladder fuel is low trees or limbs allowing fire to spread upwards into the tree bowls.  There are also extensive requirements regarding the dwellings in terms of roof types, construction, etc. designed to make cabins much safer.  Historically, the fires started within any of the communities have never spread to the forest, it has always been the reverse.  This is mainly because of the Mount Lemmon Fired District immediate response to all fires whether they are on private or public land.  NeighborWise was a phrased coined to emphasize that each neighbor needed to do their part in meeting FireWise principals as wildland fires do not recognize property boundaries.  Much progress had been made in meeting the FireWise requirements and it is believed that if the communities had two more years, they would not have suffered such a tremendous loss of the Aspen Fire.  As of note of interest, since the Aspen Fire, the community has been recognized by National FireWise as meeting its goals.  For more information of FireWise and related topics, please visit "Favorites".

At the turn of the century, tree density in Western Pine Forests were on the order of 80 trees per acre and wildland fires were frequent due to practices of native American Indians and lightning.  The intensity of wildland fires can be measured in terms of the flame lengths. Typical flame lengths in 1900 averaged less than 12 inches with a correspondingly low temperatures.  This level of intensity of fires were a part of the ecosystem of WPF.  These low intensity fires kept the fuel density low and removed "ladder fuel" which is lower branches and smaller conifers.  This is important because ladder fuels carry flame into the tree crowns.  Crown fires are often uncontrollable. Interestingly, Ponderosa Pines shed their lower branches and grow thick bark to further enhance their survivability.  The WPF in 1900 were described as "open" and "park like."  Trees were widely spaced enough so that horsemen could, "Gallop their houses through the forest."  These frequent and low intensity fires also maintained a proper balance of tree specie and other specie.

After 1900, with the creation of governmental forest management agencies, policies was instituted to extinguish all wildland fires rather than to manage them to keep tree density at the proper level.  This commenced the over 100 year process of increasing the tree density in our WPF.  The slowness of the process disguised the density increase as it difficult to detect within a human generation. Our grossly overweight WPF appear vibrant and healthy, when the exact opposite is the case.

With increasing tree density, wildland fires became more destructive.  In addition, competition for light, moisture and nutritionist caused a specie shift  to occur (more wildland fire prone conifers began to take over), massive pine beetle infestation, stream levels dropped (higher tree density adsorption), loss of water shed (massive erosion later occurs) and the balance of predators and prey was altered to name a few affects. Without the cleaning, low intensity wildfires, conifers crept to lower elevations which, due to higher temperatures and lower rain fall, were more susceptible to wildland fires and insects.  Lower elevations areas cannot support a Ponderosa Pine Forest during periods of drought.  In many recent years, Pine beetles have destroyed more pine trees than wildland fire.

Our WPF, with their majestic beauty and abundant wildlife, accomplish another extremely important task  This is providing a watershed for the water we drink.  It is most amazing how effective these steep, typically low top soil mountains are in adsorbing massive amounts of water. Rain drops are like little bombs that can do a fair amount of damage on striking bare soil.  Forests break these drops down into a mist with the pine needles on the trees and those that have fallen to the ground.  The second step is to adsorb the moisture and release it into the fragile, often steep, soil at a rate that can be adsorbed.  This is accomplished by the duff which is created by the decomposition of the pine needles. It is a wonder that the steep canyon walls can adsorb heavy rain with out massive cutting as is witnessed in deserts.  Rampaging wildfires can destroy our water sheds.

Today, Western Pine Forest have a tree density of around 900 trees per acre.  Flame lengths are measured in hundreds of feet and ambient temperatures soar to above the melting point of aluminum.  In addition, these extreme temperatures create their own weather.  Winds can reach gale force and cumulous clouds are formed that can reach the stratosphere.  These high winds make the rampaging wildland fires even more dangerous.  Fighting these wildfires has become so dangerous that  incident commanders are forced evacuate firefighters and give free reign to the wildfire until natural barriers can be brought into play and/or weather intervenes. During a blowup, an extreme wildfire, the wildfire can travel much faster than humans can run whereas low intensity ground fires move very slowly and are controllable.

The intensity of the rampaging wildfire destroys all trees, regardless of size or age, in its path.  This includes "old growth" timber and all wildlife habitat including habitat for endangered species.  Because of these wildfire and massive beetle infestations, our western forest are disappearing at an alarming rate. The forest management agencies, now that they want to change their forest management policies and practices are hampered by lawsuits from some environmental organizations.  The cost of fighting wildland fires is extremely high in comparison to the very effective mechanical thinning and controlled burns. The forest management agencies are forced to expend a great deal of time (usually more than two years) and money prior to being allowed to employ fuel reduction procedures often to only discover that their program is stopped by lawsuit. Many areas under control of the forest management agencies now do not allow any mechanical equipment as a result of environmental intervention.  Crucially needed fuel reduction methods are excluded from these areas exacerbating the excess fuels problem.  However, when wildfires erupt each summer, the purse strings are untied.  It is a shame that our forest management agencies are not enabled with the necessary funds and authority to pursue aggressive fuel reduction policies to help save the remainder of our western forests.  In the long run it is much cheaper and we keep our forests.

The subdivision survey does not “close."  In other words there are errors in the original subdivision survey that has led to overlaps and hiatus (gaps) between private land and forest service land.

Adjustments have been made to individual lots by surveyors over many years.  Surprises can still occur in new surveys in some areas, except for Loma Sabino Pines, which has a recent survey

The availability of the easy building sites is diminishing.  Most of the vacant lots which are remaining have steeper slopes and more difficult access which increases building costs.  This situation has been somewhat lessoned by the loss of cabins in the Aspen Fire.

Lots are generally small (5000 — 7500 square feet) except for lots in Mount Lemmon Estates 1 and 2  An acre is 43,560 square feet.

Some vacant lots may require a road to be built to provide access.

Other than a few lots along the main road through the village, Sabino Canyon Parkway, all lots require installation of a septic system prior to building a cabin.  Installation of septic systems has become more difficult and more expensive over the years as regulations have become more stringent. Some of the remaining building sites may not accept septic because of poor percolation tests, steepness, or being too close to a stream or water course. Alternate, including vaults, septic systems may have to be installed under these circumstance. New rules inhibit nitrogen dosing which makes installation of septic systems more expensive.

A cabin's septic system must be pumped, inspect and re-certified by Pima County upon sale.  Pima County deems lots whose cabin burned during the Aspen Fire and which Pima County does not have a record of the original permit to install as septic system to not have a septic system.  Not all lots which had a cabin with a septic system prior to the fire will support a new septic system per the current septic system standards being enforced by Pima County.

Pima County has passed a $7,000,000 bond to improve the existing sewer plant with the idea in mind of putting more cabins on the sewer. Accomplishing this task will require the cooperation of the Forest Service for disposition of the effluent.

Pima County requires special high altitude energy design requirements in addition to the normal building codes for new buildings.

The zoning for Mount Lemmon is MLZ which provides for a minimum lot size of 36,000 square feet.  Most of the deeded lots do not meet this minimum and are considered grand fathered or "lots of record."   Set backs for front yard, side yard and back yard have been reduced to 5 feet since the Aspen fire.    Maximum building height is 34’ (two stories maximum).  The permitted dwelling height invovles an averaging of the prevailing ground slope and the roof pitch.

Building cost range from $200 to $300 per square foot of building.

 Deeded cabins survived - 153

 Burned - 344

 Leased land cabins survived - 124

 Cabin rebuilt or in construction - 70

Areas:
      Willow Canyon; 7000’ elevation; 75 cabins; no water coop (cistern)
       Bear Wallow and Upper Soldier’s Camp; 8000’ elevation; 17 cabins; has its own water supply system (summer only).
       Soldier’s Camp; 8000’ elevation; 40 cabins; has its own water supply system (summer only).

Forest Service (FS) land lease
       Current leases terminate at end of 2008 for all forest cabins.  Current leases were written for 10 years, however there is a consideration to make the renewing lease a 20 year lease. 
       The leases state FS must give10 year notice in case of termination.
       In the one instance of the 13 cabin terminations in 1986 a lengthy FS study preceded the decision to terminate. Termination decision most likely originate at high levels within the Forest Service.
       Annual lease rate is increased by Cost of Living clause.  Prior to executing the new ease, the FS will re-evaluate the value of the leases.  This, in the past, has led to substantial increases in the annual lease fee. 

Leased-land cabins are Personal Property - not real property, real estate or fee simple property.

Pima County imposes a personal property tax on leased-land cabin.

Obtaining a bank loan with leased land cabin as security is difficult.  Most bank will not lend on leased personal property.

Building/additions to leased-land cabins:
       May not change footprint of cabin or add second floor.
       May add bathroom, sun deck (not porch), or septic with FS approval
       The building sites were designated in the 1950's. No new sites have been allowed or are anticipated.

The FS lease prohibits renting leased-land cabins and use of the cabin as a primary residence.

FS does not maintain access roads including snow plowing the road in the winter. 

The agency for law enforcement is the Pima County Sheriffs Department.  Typically, two deputies are assigned to Mount Lemmon and live at Palisades Ranger station, about 5 miles from the village of Summerhaven.  This situation varies. 

The 17 year long Federal Highway project is has been completed which makes Mt. Lemmon 45 minutes away from Tucson.. 

Pima County maintains and snow plows most roads in the village of Summerhaven.  Some roads are not county maintained nor snow plowed.

Four-wheel drive and/or chains are often required during winter months. Sometimes access is restricted to residents and employees. Call 791-4991 for road conditions.