Homesite in Tucson: is it buildable?

Setbacks, grading limits, and building envelopes

Many factor can influence the 'buildability' of the lot you are evaluating. While many of these factors may be fairly obvious, ther are a few you may be unaware of.

Homesites in Tucson and the surrounding areas are subject to a few very important constraints when it comes to building a new home. You should be aware of where your land's 'setbacks' are located. Setbacks are the required distance all structures must be from the property lines of your home, and they greatly influence where you can place your future home. Land in Tucson is also subject to grading limits. Grading limits determine what areas and how much you can clear or 'grade' from the existing land. Grading limits are determined by both the municipality the lot is located in as well as the homowner's association the land is located in.

Vacant land in Tucson may also besubject to a pre-existing 'building envelope', often determined by the homeowners association or a provision in the deed of the land.

Land in Southern Arizona may also be subject to Native Plant Preservation Ordinaces (NPPO) which are outlined by Pima County or the governing municipality your land is located in. NPPO typically requires the relocation of protected species of plants as well as an area of your lot to be 'set aside in perpituity' meaning it can never be disturbed. NPPO can greatly impact your future plans for using your land.

Geological factors and earthwork

A vacant lot in Tucson may seem like a great deal, until you calculate the work potentially involved in preparing the site for construction of a new home. If you are evaluating land in Tucson located on a hillside, or generally anything other than flat land, you should plan on spending more on site prep costs when you go to a builder for a bid.

One of the most expensive elements involved in preparing land to build is a retaining wall. Some homesites in Tucson have retaining walls that cost well over $100,000, and that is before the actual home is even built. If you are looking at land that is very steep or irregular, be sure to consult a builder or engineer before you get too excited about the great deal you are getting on the land.

Some parcels might not require a retaining wall, but may require extensive earthwork to 'balance' the pad. This 'cut and fill' often means you will need to pay a builder more than you had anticipated to bring in or remove 'fill' or dirt needed to balance the pad.

Grading requirements in Oro Valley and Pima County may require installation of 'rip rap' to stabilize hillsides and prevent erosion. Rip rap is rock (of a specified shape and size) that is (usually) carefully placed on embankments. If the hillside is very steep, the rip rap may need to be 'grouted' or secured with concrete. All this means you may end up paying more for the preparation of your land than you had anticipated.

Caliche

Caliche may also be a factor in the prep costs of your land in Tucson. Caliche is an extremely hard bedrock located throughout Southern Arizona. People often wonder why there are not more basements in Tucson, the answer is ofter: caliche. Hitting rock during excavation is an unwelcome surprise for both builders and future home owners. Caliche can add great expense to the excavation costs of your new home. In extreme instances, you may even be required to use explosives in order to build the foundation of your custom home.

Rock may also complicate septic systems and digging for utilities. If there is too much solid rock under the surface of your site, you may require an 'alternative' septic system, which usually costs thousands more that a conventional system.

Ask your land expert about potential problems with rock. It may also help to have your builder walk the land with you before you make the purchase, to get a seasoned opinion of the excavation costs.

Get advice

While some land in Tucson is relatively striaghtforward, there are many potentially complicating factors that can end up costing you much more than you had anticipated. The best approach is to use a land expert that knows your area, and get feedback from your future builder.