Prescott Site Selection Checklist
This Prescott Site Selection Checklist is designed specifically for the unique challenges of our terrain. From the pines, rolling hills, mountainsides and clay heavy areas. In our region of Yavapai County, a “cheap” lot can quickly turn into an expensive build due to hidden earthwork and utility costs. Use this sheet when you are looking for land to build your future home to determine if it’s a builder-friendly site.
Topography & Earthwork
Prescott is famous for its mountains, hills and boulders but they come with a price tag.
Slope Gradient: What is the grade of the lot? Is it flat, sloped or steep?
928 Contracting specializes in mountainside building and lot gradient must be assessed in conjunction of your home build and design goals, if you want a single level home or even multiple levels, a flat lot is most cost effective. Looking for a walkout basement or garage with an upper level that’s also walkout; a sloped or even steep lot will reduce some excavation costs for this design.
Granite, Blue Rock and Clay: Are there large boulders visible, Does the dirt look checkered and cracked from drying or have light-colored (red, gray, or tan) patches?
Granite and blue rock building sites often require a hammer-hoe or in extreme cases drilling the rock and pouring an expansive grout often referred to as liquid dynamite most commonly required when you get into blue granite. Clay filled lots that are tested and have a plasticity level above 15 will require an engineered pad and can require you to remove anywhere from 24”-56” from the building envelope and replace with approved fill material often a spec AB. These factors can double or even triple excavation and or foundation costs.
Drainage Patterns: Does water naturally flow through the building envelope? Where is the lot placement in regard to surrounding mountains, hillsides or creeks?
Depending on location you may need to invest in building your foundation up, culverts or swales to divert seasonal runoff from monsoons. Also understanding and assessing elements that point to possibility of flooding.
Utilities & Infrastructure
“Off-grid” sounds romantic until you see the bill for bringing in the power
Water source: Is it on City of Prescott water or will you need to drill for a private well?
Tip: Check nearby well depths on the Arizona Department of Water Resources Map. In some areas of the greater Prescott area well depths are 500+ feet.
Sewer vs. Septic: Does the lot connect to shared sewer system, or will you need a private septic system?
Connecting to existing city or town infrastructure is most cost effective. Septic systems add to building costs and are generally not included in per square foot price of a home build. Septic systems on sloped or steep lots are even more expensive as generally special engineering and septic design is required.
Power Proximity: Where is the nearest transformer or power line?
APS offers a generous $10,000.00 allowance to new home build customers, but this will not cover an extensive distance of wire and does not cover costs of excavation or conduit needed to run the wire.
Zoning and Codes
Prescott has specific rules to preserve its “Everyone’s Hometown” feel.
HOA/CC&Rs: Does the community have a Design Review Board?
Many of Prescott and the surrounding areas have HOA communities that can dictate specific paint colors (often requiring earth tones), roof materials, building height and a minimum square footage requirement. They also can have other restrictions regarding attached and dethatched garages, landscaping requirements even some that restrict nonnative vegetation and trees.
WUI (Wildland Urban Interface): Is the lot in a high-fire-risk zone?
You can be required to have additional fire-resistant building materials for siding and roofing and maintain a “defensible space” clear of brush and or trees.
Building Envelope: Does the lot have a designated “box” where you must build?
Make sure your desired floor plan or square footage fits within these setbacks
Exposure & Views
The Thumb Butte Factor: Does the lot have protected view? Ensure a neighbor’s future build won’t block your view of Thumb Butte, Granite Mountain, The Dells or San Francisco peak.
Solar Orientation: In our high altitude “Mile high” sun, a south facing driveway is a major plus - it helps melt snow faster in the winter.
Wind Exposure: Lots on Ridge tops offer great views but can face high winds. This not only effects your build cost as they often require additional shear wall, reinforcements and hold-downs but can also just be a nuisance as you try to relax on your new patio or deck.
Pro Tip: Before you close escrow ask us to do a “Lot Walk”. We can often help guide you and point out areas of concern as defined in this checklist. As well as offer personal knowledge and experience of different areas and site conditions often not visible on a standard real estate listing.