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INSIDE THIS ISSUE
February 2018 Powered by
CONDO TOWNHOME &LOFT
Condo reserve fund
Hub Media Company Via Montecito
Focus 360 Via the Shades of South Mountain
The Shades of South Mountain
“A true walkable community…is developed to encourage a familiarity
By the Frank Development Group
with your diverse surroundings and to The Shades of South Mountain is a new condominium neighborhood being built by Frank Residential, a local development company that has been building homes in the Phoenix area since the early 1960s. The property where the Shades of South Mountain is located has a special history — for many years it was one of a number of beautiful multi-acre flower gardens that populated the foot of South Mountain on Baseline Road. Once it is completed, residents will enjoy numerous amenities including lockand-leave capability (ideal for frequent travelers and/or seasonal residents) as well as direct-access garages and first-floor entries for all residences. The Shades of South Mountain offers single-story units for homeowners who have no desire for the “up and down” lifestyle. In addition, every home boasts an open concept kitchen/great room that is perfect for entertaining. The community will also feature a sparkling swimming pool, barbecue, fireplace and lounge area, a dog park and ample green space. For those who love getting outside and enjoying our nearly year-round beautiful weather, the Shades of South Mountain offers expansive patio and lanai spaces on nearly every home. The Shades of South Mountain is close to a number of recreational opportunities including one of the largest municipal parks in the country (South Mountain Park) and is a short drive from Downtown Phoenix, Arizona State University and an abundance of shopping, eating and entertainment options.
promote a healthier lifestyle.” —Taylor Vos, Main Street Place
Taylor Vos, Main Street Place
Walkability 101 It’s popular terminology among condo and townhome owners, but what does it really mean? By Debra Gelbart
e’ve all heard the term, but just what is a “walkable” neighborhood? Is it one where all the places you need to go — work, restaurants, supermarkets, doctors’ offices, entertainment venues, etc. — are only accessible by foot?
Not necessarily, say two local real estate experts who represent urban condo and townhome communities. Walkability includes being able to walk to as many leisure and work activities as possible, according to Taylor Vos, project manager for Main Street Place, a collection of luxury condominiums in Downtown Scottsdale. “This includes
public transit, bike-sharing and even proximity to Ride Sharing pickup,” he said. “We consider Main Street Place walkable because there are two full-service grocery stores within a 10-minute walk, ample opportunities for food and entertainment, and because Downtown Scottsdale is a large employment center.”
Close to amenities “A community is walkable if amenities such as a supermarket, restaurants and shopping are close at hand,” agreed Jason Mitchell, founder and president of The Jason Mitchell Group at Scottsdale-based My Home Group. Mitchell represents Montecito, a luxury townhome community in the Biltmore area in Phoenix, and Envy Residences, a luxury condo community in the heart of Scottsdale. “We also consider a community walkable if you can hop on a bike to get to places you want to go or if it’s near a light-rail station,” he said. “We have found that our buyers are looking for walkability because they are looking to be in their cars less and outside more,” Vos said. “As they plan for retirement, they would like to be in a vibrant part of town that allows them to walk to many places such as the greenbelt or the Scottsdale Civic Center Park.” Vos pointed out that Main Street Place is close to numerous popular venues including the Scottsdale Center for the Performing Arts, the Giants’ Spring Training stadium, the arts district, entertainment district, Old Town Scottsdale restaurants and more. WALKABILITY 101; continued on page CL2
Details Number of homes: 80 Prices: From the high $190,000s Address: 3900 E. Baseline Road, Phoenix Directions: Take I-10 to the 40th Street exit, head south on 40th Street to Baseline Road. Turn right onto Baseline Road and drive to the site on the right/ north side of Baseline Road just west of 40th Street. Sales office hours: 10 a.m.–5:30 p.m. daily Phone: 602-875-0918 Website: ShadesCondos.com
Hub Media Company Via The Envy
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Square footage and dimensions are estimated and may vary in actual construction. Floor plans and elevations are artist’s conception and are %#8 7%8?%"?" 8# ;9#( ;!?$7/$ "?8.707%<* 50##= !0.%; .=? 89? !=#!?=8& #> ,.$9?8 1#'?; .%" 78; .>/07.8?; 5#= >6=89?= 7%>#='.87#%+ !0?.;? ;?? 2.0?; Associate All sales are subject to buyers receipt and review of a Arizona Subdivision Public Report. *See Sales Associate for incentive information. :=7$?;+ >?.86=?;+ )##=!0.%;+ ?0?3.87#%; .%" 7%$?%873?; ;6-4?$8 8# $9.%<? (789#68 %#87$?*
2SP z SUNDAY, FEBRUARY 11, 2018 z THE ARIZONA REPUBLIC WALKABILITY 101; continued from page CL1
Table gardens Even in a smaller-space condo, you can still garden By Debra Gelbart
Meanwhile, Mitchell said the Envy Residences are within walking distance to great art galleries, bars and restaurants. He added that Montecito is walking distance from Biltmore Fashion Park. “Montecito is only a quarter-mile away from the intersection of 24th Street and Camelback, the second-busiest street corner in Arizona,” he said. “There are a variety of restaurants there along with unlimited shopping and you’re also walking distance to the Biltmore Golf Course.” Proximity to services Mitchell cautioned against thinking about walkability in Greater Phoenix the same way residents of New York or San Francisco may regard proximity to services. “A condo or townhome community is still in a desirable location if it’s within a mile to important services,” he said. “Most people don’t walk to a grocery store, for example, but their residential community can be considered conveniently located if they can drive a half-mile or less to a supermarket or drugstore.” A significant percentage of buyers prefer easy access to a nearby freeway as well, he said. Community engagement For condo and townhome buyers who value walkability, Vos advises keeping this in mind: a range of places to walk to, from green spaces to businesses that can help provide your daily needs, “can engage you with your surrounding community in a way that traditional communities cannot offer,” he said. Often, Vos said, traditional communities are built around residents with vehicles. “A true walkable community, on the other hand, is developed to encourage a familiarity with your diverse surroundings and to promote a healthier lifestyle.”
“With a mobile table garden, you can move your plants inside to a
e define a table garden as a small container suitable for growing plants and vegetables,” said Dawn Albright. She and her husband, Chase, are owners of C + D Industry, a Surprise-based company that specializes in handmade wooden tables with an aluminum channel in the center into which planter baskets and herb boxes can be placed. A table garden is “different from a typical container garden, as it can be utilized within the structure of a table or moved to an area where it can benefit from the various elements to maximize growth and success for the plants you choose,” she said.
Deborah Brandon Photography Via C + D Industry
“In summer, plants like basil thrive in the sun and heat; in cooler months we suggest greens like kale, spinach and Swiss chard. These can go right from the table garden to the plate,” she said. “There are also many types of flowers that can be paired with herbs and vegetables. Most local nurseries are a wealth of knowledge and will allow plants to be returned within a certain timeframe — so you can try something new if you don’t have success.”
climate-controlled environment or into an area with more sun or shade as needed during various times of the year.” —Dawn Albright, C + D Industry Bring the outdoors inside Albright said that she and her husband are advocates for bringing the outdoors inside. “Bringing your garden indoors can ensure you are tending to it periodically and utilizing what you harvest on a regular basis,” she said.
Drainage and materials The container you choose for a table garden must allow for proper drainage and hold up to constant moisture as well as to Arizona heat and sun, Albright said. “You also want to be sure there aren’t hazardous coatings or elements that can break down and be harmful for consumption,” she added. She recommends a planter made of stainless steel because “a wood planter may decay or rot or even attract bugs or termites.” Green-thumb goodies “We love the use of cacti and succulents all year round in Arizona,” Albright said, noting that you can also swap your plantings seasonally.
Garrett Cook Photography Via C + D Industry
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Looking for a new home, but unsure where to start? Contact our friendly Community Information Specialists at 877-546-8669. Availability, prices, incentives and dates are subject to change, and K. Hovnanian® Homes reserves the right to cancel or change all offers without prior notice; see Sales Consultant for details. If buyer is working with a licensed real estate agent or broker, the agent or broker must accompany and register buyer on first visit to each community or pre-register using our Rapid Registration form prior to buyer’s first visit. Rapid Registration form can be obtained by emailing email@example.com or calling 877-546-8669.. No offer for sale or lease may be made or accepted until buyer’s receipt of Arizona Subdivision Public Report. A public report is available on the State Real Estate Department’s website. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin.© 2017 K. Hovnanian® Great Western Homes, LLC. ROC 188563. ©2017 K. Hovnanian® Building Company, LLC, an Arizona limited liability company. ROC 277023 AR-0008765940-01
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Locator Maps 12 3
5 Monterey Ridge Condos
K. Hovnanian® Homes From the low $400s 68th St. and McDowell Rd., Scottsdale khov.com/Aire 877-546-8669
Cachet Homes Walk to shopping and dining From the low $300s West of Scottsdale Rd. and south of Mayo Blvd. on 68th St., Scottsdale MontereyRidge.com 480-420-0900
2 Biltmore Living
Watt Communities Grand Opening! From the $320s 26th St. and Glenrosa Ave., Phoenix MyBiltmoreLiving.com 480-887-4933
6 Optima Kierland From the high $300s Sales Gallery: 15450 N. Scottsdale Rd., Scottsdale LiveAtOptimaKierland.com 480-630-1200
3 Desert Village at
Sonoran Foothills Homes by Towne New Models Now Open From the low $200s 2425 W. Bronco Butte Trail, Phoenix HomesbyTowne.com 623-328-8806
7 Pinnacle at Silverstone ®
K. Hovnanian Homes From the low $400s 74th St. and Pinnacle Peak Rd., Scottsdale khov.com/silverstone-pinnacle 877-546-8669
4 Main Street Place Condos Custom urban luxury units, single level, huge patios, all corner views, 2400+ square-feet From the low $1 millions 7502 E. Main St., Scottsdale MainStreetPlace.com 480-695-6031
8 Pointe 16
K. Hovnanian® Homes From the low $400s 16th St. and Morten Ave., Phoenix khov.com/Pointe16 877-546-8669
SKYE K. Hovnanian® Homes From the upper $400s 69th St. and McDowell Rd., Scottsdale khov.com/Skye 877-546-8669
10 Summit at
Pinnacle Peak Patio K. Hovnanian® Homes Final Opportunities! From the upper $500s Jomax Rd. and Alma School Rd., Scottsdale khov.com/Summit 877-546-8669
11 Summit at Silverstone ®
K. Hovnanian Homes From the mid $500s 74th St. and Pinnacle Peak Rd., Scottsdale khov.com/silverstone-summit 877-546-8669
12 Villagio at
Dove Valley Ranch Homes by Towne New Models Now Available From the mid $200s 33575 N. Dove Lakes Dr., Cave Creek HomesbyTowne.com 480-621-5700
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1 Cachet Homes
Condos from the $260s Homes from the low $300s Litchfield Rd. and W. Village Pkwy, Litchfield Park CachetAtTheWigwam.com 623-385-0129
3 Shades of South Mountain
1 Che Bella Villas
Content Specialist Sales Manager CAMI KAISER CKaiser@RepublicMedia.com Creative Development Director ISAAC MOYA IMoya@RepublicMedia.com
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2 Rhythm Mattamy Homes The Condos at Rhythm From the mid $200s Priest Dr. between Warner Blvd. and Ray Rd., Chandler/Tempe MattamyHomes.com 602-497-3226
4 The Villages at Mesa Grande
BelaFlor Communities From the low $200s 2821 S. Skyline Dr., Mesa MyMesaGrande.com 480-772-0447
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A division of The Arizona Republic 200 E. Van Buren St. Phoenix, AZ 85004
Contributing Editor JIM WILLIAMS JLWilliams@RepublicMedia.com
Frank Residential From the $190s MODELS NOW OPEN! 40th St. and Baseline Rd., Phoenix ShadesCondos.com 602-875-0918
Graham Development From the mid $200s On Pecos Rd. between Cooper Rd. and McQueen Rd. 900 S. Canal Dr., Chandler Real Estate and Rentals Manager CheBellaVillas.com LORNA WALKER 480-540-0615 Lorna.Walker@gannett.com ADVERTISING Director, Classified Sales BRETT SONDRUP BSondrup@RepublicMedia.com
Editor PAULA HUBBS COHEN Paula.Cohen@cox.net
Gated community with resort-style amenities Private, attached 2-car garages Quick move-in homes available Close to shopping and dining Convenient freeway access
VISIT US AND TOUR OUR MODEL HOMES TODAY. FIND YOUR NEXT HOME AT MATTAMYHOMES.COM CALL 602-497-3226 SALES CENTER LOCATION & HOURS 7098 W. POST ROAD, CHANDLER, AZ 85226. OPEN DAILY 10AM-6PM, FRIDAYS 1PM-6PM All pricing, availability and plans subject to change without notice. Please see a Mattamy New Home Counselor for additional details. E.&O.E. Builders ROC#249191B. AR-0008765861-01
4SP z SUNDAY, FEBRUARY 11, 2018 z THE ARIZONA REPUBLIC
“Ask your property manager for a copy of the reserve study and the community budget which should include the assessment formula.” —Jason F. Wood, Quarles & Brady LLP
What is your condo reserve fund?
funds to offset normal deterioration so that when these common-area expenditures are required, sufficient funds will be available for them. “The reserve study will determine the useful life of a common element, such as a roof, as well as the projected cost to repair or replace it,” Wood explained. “That said, it’s not an exact science because cost and materials change, almost always on the upside.” “Depending on the project documents, the HOA property manager will make recommendations based on the current
reserve study,” he said, noting that, as the community ages, updated reserve studies may be needed to determine current expected needs. Avoiding 0nancial surprises As a condo owner, how can you ensure that the reserve study is sufficient so as to avoid — or at least reduce — the possibility of unexpected special assessments? “Ask your property manager for a copy of the reserve study and the community budget which should include the assessment formula,” Wood said. “The objective of assessments, in general, is to meet the community’s current needs and save for future expenditures based on the reserve study.” If you’re denied these community documents, homeowners have rights to obtain the records of the HOA through legal process, Wood said.
Why you need to know this information By David M. Brown
agreements and limitations established for a community at start-up. The CC&Rs and plat will set forth the nature of these common areas which includes parking garages, pools, playgrounds and gyms, Wood said. “Depending on the community documents, the elected board for the HOA makes decisions for maintenance, repair and replacement covered by the community reserve fund,” he said. How much is enough? “The CC&Rs will set forth the calculation for the reserve fund,” said Robinson, who has overseen the development of Two Biltmore Estates, a community of 38 luxury homes in Phoenix. “The calculation is usually based off the annual budgets and reserve study of the HOA which will outline when funds are scheduled to be spent,” he added. Typically created during the opening phase of a condo community by an independent third-party analyst, a reserve study establishes a realistic plan to set aside
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Located adjacent to Civic Center Park 7500 E Main St, Scottsdale www.MainStreetPlace.com 480-695-6031
our condo reserve fund: It’s a community savings account — for rainy days and then some. “The reserve fund is often used for larger-scale capital-improvement repairs or replacements such as new roofing, clubhouse furniture and major landscaping projects,” said Taylor Robinson, a partner with Phoenix-based Geneva Holdings LLC, a Phoenix-based real estate investment, development and homebuilding company. Paid for as part of Homeowners Association (HOA) assessments on individual condo owners, the reserve fund is maintained by the condo HOA which should maintain a balance adequate to cover anticipated common-area maintenance items, said attorney Jason F. Wood, Arizona practice group chair for the Phoenix-based law firm of Quarles & Brady LLP. Quarles & Brady has helped write CC&Rs (Covenants, Conditions and Restrictions) and other development documents for projects developed by companies such as Scottsdale-based Deco Communities. CC&Rs are the
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A NEW CHAPTER IN LUXURY LIVING You’re invited to experience true Arizona luxury at the Grand Opening celebration of North Scottsdale’s most anticipated community, Optima Kierland. Discover elevated desert living where over ~16,000 square feet of premium amenities and an inspiring rooftop Sky Deck invite residents to enjoy exceptional design and magnificent mountain views. Be our guest and enjoy guided tours of our spacious models and active amenity spaces. Savor hors d’oeuvres, beverages and live entertainment on the stunning Sky Deck as we toast to the beginning of a new chapter in luxury living on Saturday, March 3, 11am to 5pm. RSVP at optimakierland-az.com One-, two- and three-bedroom residences now selling from the $400,000s.
Artist’s conception of proposed building. Sales are conditioned upon receipt and acceptance of ADRE Public Report. Pricing and floor plan design is subject to change without notice. Optima Realty, Inc. AZRE #661757000. ©2018 Optima Kierland. All rights reserved. AR-0008753528-01
Condo Living 02-11-2018