In a newly released episode of “Pinal Unlocked,” host Shane Doughty focused on the complex landscape of land use management. He discussed the challenges of balancing urban and rural land use. This is especially relevant in one of Arizona’s fastest-growing regions with Himanshu Patel, Deputy County Manager of Pinal County.
The Land Ownership Puzzle
During the interview, Patel shared a striking statistic about Pinal County’s land distribution. This underscores the development challenges facing the region. Balancing urban and rural land use remains a complex challenge due to the diverse distribution. “We have, I think 30% of our county as a whole is privately owned land,” Patel explained, with “another 30% as state trust land.” The remaining 40% consists of federal lands (BLM, Forest Service) and tribal territories.
This limited availability of private land creates unique pressures on development. Patel noted that despite Pinal County’s vast geographic size, the area available for private development is surprisingly constrained.
Understanding State Trust Land
A significant portion of the discussion focused on the purpose and future of state trust lands. Many residents mistakenly assume these lands will remain undeveloped recreational spaces permanently. This makes balancing urban and rural land use even more crucial.
“What do you think is the purpose of state trust land?” Patel asked rhetorically during the interview. “State trust land’s purpose is to maximize return for their beneficiaries.”
Patel offered a brief history lesson. He explained that when Arizona was still a territory, “the federal government established a large part of our state to be trust lands to help ensure future continuity of education and other resources.” The primary beneficiaries are educational institutions—school systems and universities.
“In order for them to maximize return, when they feel the market is right, they’re going to sell those lands,” Patel clarified. This counters the common misconception that these areas will remain undeveloped.
The Development Process
The interview provided insight into how state trust lands transition to development. According to Patel, the State Land Commissioner determines when parcels go up for auction. He states, “I’m ready to sell this piece. I’m going to put it up for auction. Let the bidding begin.”
Patel cited a recent example in Apache Junction along Ironwood Road, just north of the LG project. Here, state trust land was auctioned off “two to three years ago, and DR Horton and Brookfield properties purchased it for a master plan community.”
This conversion has financial implications for the county as well. “State trust land is not a tax contributor,” Patel noted. Once sold to private entities, balancing urban and rural land use becomes critical as these lands “will be added to the tax roll,” expanding the county’s tax base.
Local Control Through Zoning Powers
Despite the state’s control over trust land sales, Patel emphasized that local governments retain significant authority. They have control through zoning and permitting processes. When asked if developers deal exclusively with the state, Patel responded, “No…the state hasn’t taken away our policing power of zoning and permitting rights. And that they leave at the local level.”
This local control ensures that even state-initiated land sales must ultimately conform to county or municipal development regulations. It provides communities with input through public hearings and addresses the challenges of balancing urban and rural land use.
Balancing Urban Growth and Rural Character
Throughout the discussion, Patel acknowledged the tension between development and preservation of Pinal County’s character. “Balancing the urban and rural, that’s going to be a continual opportunity as population in an area grows, trying to bridge that harmony,” he said.
This balance directly impacts residents’ quality of life. Patel identified it as “an important attribute to why people choose to live where they live.” The county relies on “due process” to navigate these tensions. It ensures “people have the opportunity to have their input through public hearings” before the governing body makes final decisions.
Private Property Rights and Public Interest
The interview also touched on the inherent tension between private property rights and community interests. “There are private properties that people own that they want to maximize their return. That’s the beauty of our capital economy,” Patel noted. He added that farmers and vacant landowners naturally seek to capitalize on their assets.
When a property owner with “500 acres puts it out on the market and a developer wants to develop it,” the public hearing process serves as the venue to determine appropriate use. It is essential for balancing urban and rural land use in community planning.
Looking Ahead
As Pinal County continues to experience growth pressures from the expanding Phoenix metropolitan area, the conversation highlighted the “domino effect” of development. Patel pointed to the LG factory being built on former state trust land in Queen Creek as an example. This demonstrates industrial development strategically placed along major transportation corridors.
This pattern of development is guided by both market forces and public policy. It will continue to shape Pinal County’s landscape for generations to come. Thus, the balancing act between growth and preservation is an ongoing challenge for county leadership. Balancing urban and rural land use is essential to maintaining sustainable growth.
Pinal Unlocked is a podcast featuring conversations with community leaders and decision-makers throughout Pinal County, Arizona. The show aims to provide residents with deeper understanding of local governance and development issues.
