Floodplain | Real Estate | Scottsdale | Rio Verde | Arizona
Floodplain | Real Estate | Scottsdale | Rio Verde | Arizona. While we live in the high desert areas where you think Floodplain would not exist. In Scottsdale and Rio Verde Arizona it does, and is a factor in the development of parcels of land in North Scottsdale and Unincorporated Maricopa County. Floodplain does have an impact on Scottsdale Arizona and Rio Verde Arizona Real Estate Prices.
The specific area I spend time marketing is in the area known as the “Rio Verde Foothills”. Geographically, this area is includes land to the east of 136th Street, Tonto National Forest to the north, the Verde river to the east and McDowell Mountain Regional Park to the south. This area is in zip codes 85262 and 85263.
The area encompasses several thousand acres that was developed in the late 1990’s and early 2000’s for homeowners that wanted access to Tonto National Forest, McDowell Mountain Regional Park and spectacular views of Four Peaks, Tom’s Thumb, Pinnacle Peak and the Mogollon Rim areas, all the while having fairly quick access to mainstream Scottsdale.
The topography is rolling with a gradual downslope to the Verde River. As you can see from the area map, this area drains into the Verde River Basin.
During periods of “monsoons” and winter rains, areas along “washes” can become inundated with high flows of water. The soil in the area is primarily known as “decomposed granite” with mixture of clay. The soil is relatively impermeable, hence, the rapid runoff of water creating flood like conditions. While the topography has enough contour to provide for rapid runoff, it does pose significant public risk issues with roads and structures in the floodplain areas.
Maricopa County Flood Control District diligently monitors development in the area and actually governs construction of improvements in known “floodplain” areas. The typical development process involves Maricopa County Planning and Zoning first. If they determine that a parcel is located within the FEMA 100 year floodplain, they require that you submit an application through the Maricopa County Flood Control District as well. The bodies work independently of each other.
To determine if a parcel lies within the FEMA 100 Year floodplain in Unincorporated Maricopa County, one only needs to utilize the map service of Maricopa County Assessor’s Office utilizing the parcel number, going to their maps and clicking on the overlay portion. The floodplain will overlay onto the parcel. An example is shown below.
If an improvement encroaches into the FEMA 100 year floodplain, it will require that a permit be obtained from the Maricopa County Flood Control District. This will require an application, a fee and likely a drainage report prepared by a licensed engineer as to the impact on waters upstream and downstream from the improvements. It can be costly, but it will be a requirement by the County.
The next impact will be on a residence. If a residence is constructed in floodplain, the slab elevation will have to be at least 2 feet above the FEMA 100 year floodplain and there is a good chance that measures will need to be taken to avoid the erosion of the soil underneath the slab area encroaching into the floodplain. Additionally, if the lot falls within the FEMA 100 year floodplain, homeowner’s insurance will require that a flood insurance rider be placed on the policy as well.
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As a 35 year + full time veteran of the REAL ESTATE Industry, I understand what it takes to not only find the Home, Lot, Land, of your dreams, but also how to negotiate the minefield of real estate transactions. Not only am I a veteran of the real estate industry, I also live in the area I service.
An avid Golfer, Horseman and Baseball Fanatic, I know the pulse of the community. Todays buyer starts on the internet and spends an average of 5 months quietly perusing the information that is available. As this area tends to be buyers from outside the area my internet presence is a huge attraction.
I regularly update my material and have additional pages that I maintain with up to date information on such platforms as Coldwell Banker, Google+, Facebook, Blogger, Active Rain, EProperties, Trulia, Zillow, YouTube , Tumblr and many others. Also, I have other sites that are specific to Property Types. These are:
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- Jeff McDowell, North Scottsdale Realtor 623.262.0811 EMAIL ME
By Jeff McDowell