Condo Living 04-15-2018

AZCENTRAL.COM â?š SUNDAY, APRIL 15, 2018 â?š 1SP

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Condo lingo: Declaration Source: Greg Hague, an Arizona attorney and real estate broker and founder of Scottsdale-based Hague Partners A basic definition: The Declaration is the Master Deed containing the legal description of the condominium facility, a plat of the property, plans and specifications for the building and units, a description of the common areas, and the degree of ownership in the common areas available to each owner.

Q

What should prospective condo owners look for in the Declaration or Master Deed?

Hague: I usually suggest that my condo clients obtain solid answers for these issues: • The unit you are purchasing should be reflected in the plans and specifications as having the same square-footage and floor plan as represented to you in sales documents, brochures or an online listing. • The unit you are purchasing should own a proportional share of the common areas based on its perimeter square-footage, not necessarily its livable square-footage which is its heated and cooled area. • You should find out if there are any restrictions on how you may use your unit or the common areas. While restrictions are commonly incorporated in the CC&Rs, they can also be reflected in the Master Deed in which case they cannot be changed by the HOA board. • Review the plat of the property and then walk the boundaries to ensure no part of the land has been sold off after the physical structures were completed. I had this happen to a client but we caught it before closing and cancelled the deal. • When walking the grounds, inspect the condition of amenities such as tennis courts and pools. When you purchase, you become responsible — in proportion to your ownership interest — to contribute for needed repairs. • Take the time to read the Declaration.

An investment client of mine was about to purchase a condominium, had thoroughly studied the CC&Rs but didn’t think to read the Master Deed.

I suggested we review it and discovered a covenant prohibiting rentals for more than a week –– a provision not found in the CC&Rs. My client’s intention had been to rent the unit, so he didn’t move forward. —Reported by David M. Brown

Cole Horschler Via Hotel Valley Ho

Urbs, burbs or ‘surbs’? ď€Żď€Ąď ˆď€Şď€Ą ď …ď €ď€Şď€Źď€¸ď ˆď €ď ‚ ď ˆď€š ď€ťď ˆď€Łď€Ąď€¸ ď€Ľď €ď€ť ď€°ď €ď€śď€ť ď ‚ď€§ď€˛ ď€Şď €ď ‚ď€¨ď € ď €ď€ť ď€¸ď €ď€˛ď ‚ď€Ąď €ď „ď€§ď€ž

By Debra Gelbart



ost folks think that there are generally only two kinds of neighborhoods where condo and townhome communities are located: urban and suburban.

Actually, there’s a third possibility: what’s known as “surban,â€? which combines the best of a major city and its adjacent ‘burbs. ď€ľď€śď€ťď€Ťď€Źď ‚ ď Š  ď€¸ď€ťď€§ď ‚ď€¨ď€° ď ‚ď€§ď€˛ ď€Ťď …ď€§ď ‚ď€¨ “This new category is halfway between suburban and urban,â€? explained David Newcombe, a real estate broker and co-founder of Launch Real Estate.

These are neighborhoods with walkable destinations — such as restaurants, reminiscent of urban living — but with a defined residential character, Newcombe said. Some examples of surban locations

LOVE YOUR SPACE

include McCormick Ranch in Scottsdale, south Arcadia in East Phoenix, and the intersection of 16th Street and Bethany Home Road in Central Phoenix, he said, adding that these are places where families can comfortably live that have many of the benefits of both city and suburban living.

A surban community typically is easy to get to and is near many conveniences, including supermarkets and other retailers.

Optima Kierland

The developers of Optima Kierland in North Scottsdale view that community’s location as surban. “We refer to the location as both urban and suburban,â€? said David Hovey Jr., president of Optima Inc., the designer, developer and general contractor for the Optima Kierland community. “Optima Kierland represents the best of two worlds in the Valley: the vibrant, urban setting of North Scottsdale amid the year-round natural beauty of the Sonoran Desert.â€? ď€ąď€ťď€Ťď€Źď ‚ ď€Şď€Ąď€Źď€ťď€Źď€Şď€¸ď€§ď€ťď ˆď€šď€¸ď ˆď€Şď€š Proximity of light rail is what helps define a neighborhood as urban, Newcombe said, although a neighborhood can still be considered urban without public transportation nearby. Very often, an urban neighborhood is the downtown core of a city, even if it’s a suburb. Locally, these Tony Marinella Via Coronado Commons

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URBS, BURBS OR ‘SURBS’?; continued on page CL2

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                     

2SP ❚ SUNDAY, APRIL 15, 2018 ❚ THE ARIZONA REPUBLIC

 

URBS, BURBS OR ‘SURBS’?; continued from page CL1

Vos Design

Main Street Place

By Vos Design Main Street Place is a vertical cul-de-sac of homes nestled on the quiet side of Downtown Scottsdale. The architecturally unique building provides single-level living with every unit being a corner unit.

All units are “white shell,” which provides for a fully custom home led by an award-winning interior designer. Standards include Wolf/Sub-Zero appliances, hardwood flooring and an indoor and outdoor fireplace. All residences average more than 2,400 square-feet and feature open floor plans.

Other features of Main Street Place include 10-foot ceilings, patio gas grill options, top-performing building acoustics — which are quiet floor to floor and unit to unit — a beautiful community exercise facility, a hot/cold therapeutic spa and a spacious community patio for large group gatherings.

Steven and Wendy Voss are the owners of Main Street Place. Steven is a land planner who is a native of Scottsdale.

Their business, LVA Urban Design Studio, occupied the site starting in the early 1990s; the couple will live in the project when it is completed. The direction given to Allen+Philp Architects was to create a replacement for the cul-de-sac living experience that they currently enjoy, only in a vertical, urban, mixed-use setting.

Vos Design

Vos Design

NE

 Number of homes: 12 Prices: From $1,000,000 Address: 7502 E. Main St., Scottsdale Directions: Take the Loop 101 to the Indian School exit and go west. Turn south on 75th Street. The community is opposite the Civic Center Park and City Hall.

Sales office hours: 9 a.m.–5 p.m. daily Phone: 480-695-6031 Website: MainStreetPlace.com

neighborhoods include Downtown Phoenix, Downtown Scottsdale and Downtown Tempe.

The biggest advantages of urban condos, Newcombe said, are lifestyle and convenience. “You’ll usually discover that your favorite spots are just a short walk or light rail ride away from your home,” he said.

Urban neighborhoods are desirable because of “location, location, location,” said Keith Mishkin, owner of Cambridge Properties in Phoenix. “The convenience of being able to live, work and play and never have to drive anywhere is paramount,” he said.

“A lock-and-leave lifestyle is a major advantage,” said Jack Luciano, Partner with The Agency, which developed the justdebuted penthouse residences at Scottsdale’s Hotel Valley Ho, a restored 1950s property known for being a favorite of Hollywood luminaries of that era. Penthouse buyers have access to hotel amenities including the gym, pools, room service, valet parking, housekeeping and spa discounts, Luciano said. He said that walkability to local restaurants, entertainment and shopping is another plus.   Mishkin said all age groups and demographics are attracted to urban living.

“It’s people looking to be in the heart of it all who can live, work and play within walking distance of their favorite places,” he said.

“Generally, you’ll find empty-nesters and younger professionals there.”

Newcombe agreed that young professionals with no kids as well as emptynesters appear to be most attracted to urban condos. For a millennial, Newcombe said, a condo is a great way to get introduced to homeownership.

A unique example of an urban community is SOHO Scottsdale on 92nd

John Schaus / Ambient Skies Via SOHO Scottsdale

Cole Horschler Via Hotel Valley Ho

Street near the Loop 101. Situated close to the McDowell Mountains, SOHO is designed as an urban project to offer live/ work units for buyers with businesses that can be home-based. It is surrounded by office-commercial enterprises (professional service businesses), and as with many urban projects, retail businesses are located on the ground floor of one of the buildings.



“Optima Kierland attracts a variety of demographics from move-down Baby Boomers to the young professional millennial.”

—David Hovey Jr., Optima Kierland

  Suburban living generally is quieter than urban living, Mishkin said.

Suburban condo and townhome owners “want a lock-and-leave lifestyle without the urban feel and more of a quiet environment without the maintenance of a single-family home,” Luciano said. Condos and townhomes in suburban areas can be near major employment hubs, Newcombe said, citing Chandler and the Phoenix-Mesa Gateway Airport area as examples. A townhome in those areas can be more affordable than a single-family home, he said.

“While you find all demographics, you generally find more empty-nesters and seasonal residents in the suburbs in Arizona,” Mishkin noted. “I rarely find a buyer looking at both urban and suburban at the same time when shopping for their new condo or townhome. Location is generally the major consideration.”

]

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4236 North 27th Street/4235 N 26th Street Phoenix, AZ 85016 www.wattcommunities.com 480-534-3897 BiltmoreLiving@wattcommunitiesaz.com Sales office open daily from 10am-5pm; Sunday from 12pm-5pm WATT Communities of Arizona reserves the right to change or modify floor plans, features, materials and specifications without prior notice. All dimensions and square footage are approximate. Renderings and floor plans may vary from the actual plans and homes as built. No offer for sale or lease may be made and no offer to purchase or lease may be accepted prior to the issuance of the final Arizona Subdivision Public Report. Prices, plans, and features subject to change without notice. Models shown do not represent preference based on race, color, religion, sex, handicap, familial status or national origin. Trust Realty Advisors, Inc #CO-002614000.

AZCENTRAL.COM ❚ SUNDAY, APRIL 15, 2018 ❚ 3SP

Locator Maps

NORTHEAST

1 Aderra Condominiums

NORTHEAST

13 4

9 12

Graythorn Development Single-Level Townhomes From the upper $300s 9850 E. McDowell Mountain Ranch Rd., Scottsdale GraythornDevelopment.com 480-440-0637

2 AIRE K. Hovnanian® Homes From the low $400s 68th St. and McDowell Rd., Scottsdale khov.com/Aire 877-546-8669

6 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

3 Biltmore Living

7 5 8

Watt Communities Grand Opening!

From the $320s 26th St. and Glenrosa Ave., Phoenix MyBiltmoreLiving.com 480-887-4933

4 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

1

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5 Graythorn

From the $200s 11640 N. Tatum Blvd., Phoenix Tatum Blvd. south of Cactus Road Models Open M-F 10 a.m.-6 p.m.; Sat. & Sun. 12 p.m.-5 p.m.

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7 Monterey Ridge Condos

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

8 Optima Kierland

From the high $300s Sales Gallery: 15450 N. Scottsdale Rd., Scottsdale LiveAtOptimaKierland.com 480-630-1200

9 Pinnacle at Silverstone ®

K. Hovnanian Homes From the low $400s 74th St. and Pinnacle Peak Rd., Scottsdale khov.com/silverstone-pinnacle 877-546-8669

10 Pointe 16

K. Hovnanian® Homes From the low $400s 16th St. and Morten Ave., Phoenix khov.com/Pointe16 877-546-8669

11 SKYE

K. Hovnanian® Homes From the upper $400s 69th St. and McDowell Rd., Scottsdale khov.com/Skye 877-546-8669

12 Summit at Silverstone ®

K. Hovnanian Homes From the upper $500s 74th St. and Pinnacle Peak Rd., Scottsdale khov.com/silverstone-summit 877-546-8669

13 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

3 6

SOUTHEAST

2 11

2 3

SOUTHWEST Cachet at The Wigwam

1 Cachet Homes

SOUTHWEST

1

Condos from the $260s Homes from the low $300s Litchfield Rd. and W. Village Pkwy, Litchfield Park CachetAtTheWigwam.com 623-385-0129

1

Editor PAULA HUBBS COHEN Paula.Cohen@cox.net Contributing Editor JIM WILLIAMS JLWilliams@RepublicMedia.com

A division of The Arizona Republic 200 E. Van Buren St. Phoenix, AZ 85004

Design CARL BEZUIDENHOUT CarlBez@me.com

Content Specialist Sales Manager CAMI KAISER CKaiser@RepublicMedia.com Creative Development Director ISAAC MOYA IMoya@RepublicMedia.com

Project Manager, Custom Products NICK KOSTENKO NKostenko@RepublicMedia.com

ADVERTISING Director, Classified Sales BRETT SONDRUP BSondrup@RepublicMedia.com MICHELLE MURRIETTA 602-444-8208 MMurrietta@RepublicMedia.com GENA ZESTRIJAN 602-803-8653 GZestrijan@RepublicMedia.com

For general advertising inquiries, contact Republic Media at 602-444-8000.

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SOUTHEAST

1 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

2 Shades of South Mountain

Frank Residential From the $190s MODELS NOW OPEN! 40th St. and Baseline Rd., Phoenix ShadesCondos.com 602-875-0918

3 The Villages at Mesa

Grande BelaFlor Communities From the low $200s 2821 S. Skyline Dr., Mesa MyMesaGrande.com 480-772-0447

4SP ❚ SUNDAY, APRIL 15, 2018 ❚ THE ARIZONA REPUBLIC

YOUR LIFE. YOUR RHYTHM. Cutting-edge homes in the most sought-after locations.

Aire From the low $400s Luxury townhomes in the McDowell corridor of Scottsdale

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SALES OFFICE

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W. POST RD.

Skye khov.com/phoenix

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 arizona@khov.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

W. RAY RD.

S. PRIEST DR.

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From the low $400s Luxury townhomes at 74th Street and Pinnacle Peak Road

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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-0008783277-01