live/workcondos - soho scottsdale, luxury work/live condos · live/workcondos (xperts say how wired...
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WWW.AZCENTRAL.COM | | SUNDAY, OCTOBER 16 , 2016 || 1SP
Live/Work condosxperts say how wired a workspace isshould be an important considerationbefore you buy a condo or townhome
that will also be your o]ce.“A building that oders network
infrastructure shares the costs for installingand maintaining the most powerfultools for the entire building — whichdramatically cuts costs for individualusers,” said Rob Lyles, principal with DecoCommunities, which developed EdisonMidtown in Phoenix, a condo projectdesigned to cater to the entrepreneurialhomeowner. “Homeowners certainly canaugment their network, but this is o`envery expensive and oders more of a ‘patch’solution for their personal needs.”
A plug-in-ready infrastructure availableat move-in is optimal, Lyles said, becausebuyers know exactly what to expect from aconnectivity standpoint and the access andbandwidth will be consistent. “We have alldealt with internet/network inconsistenciesand issues at home and in the workplace— a condo owner will have peace ofmind knowing they will always have fastconsistent access and connectivity at theirresidence,” he said.
Ideally, the network in the buildingshould provide both wireless internet tothe common areas such as clubrooms,exercise facilities and pool areas, and awired internet connection to the condo unititself, advised Jed Beall, president of DigitalCommercial Systems in Phoenix.
ee minimum infrastructurerequirement for a condominium buyer willinclude a wireless router located centrally inrelation to the boor plan of the home,
Powered by
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Wiredfor work
By Debra Gelbart
SOHO townhomes and lo`s range in sizefrom 2,364 to almost 4,000 square-feet andare priced from $529,900.
Employees of a home-based businessare free to come and go without restrictionand clients also have access withoutbreaking any laws, codes or regulations —either from the city or their homeownersassociation, Clary said.
In downtown Phoenix at 1130 N. SecondStreet between Portland and MorelandStreets, a live/work condominiumdevelopment with 49 units already is halfsold-out.
Called en Hance Park, the community isacross the street from the 32-acre Margaret T.Hance Park and adjacent to the arts districtknown as Roosevelt Row. Seven of the unitsare designated as live/work, said AlvaroSande, chief operating o]cer for the Chileanorganization Sencorp, which has made enHance the company’s crst project in the U.S.
Only one live/work unit remainsunsold in the crst phase of en Hance,but the second phase of constructionbegins in January, Sande said. ee secondphase will include 130 units, 20 of whichwill be designated live/work. Two live/work boor plans will be available, Sande
Thinkstock
ual zoning allows residents to live in their home and havea fully functional business within the same structure,” saidIrene Catsibris Clary, principal of Catclar Investments,developer of SOHO Scottsdale, a live/work community at
92nd Street and Bell Road that features 10 lo`s and 64 townhomes eachzoned for a home-business operation.
By Debra Gelbart
October 2016
WIRED FOR WORK; continued on page CL5
First-time homebuyers
Condo financing update
Condo community maps
Artist TJ Gardner/1 B Visual
Artist TJ Gardner/1 B Visual
Courtesy en Hance Park and Headwerk
said: a 620-square-foot single-story and a1,300-square-foot two-story unit. Pricescurrently start at $150,000 and $200,000 forthe live/work units. Second-phase pricingwill be comparable, Sande said.
Live/work residences that are zoned bothcommercial and residential can be foundin industrial, commercial, retail and evenresidential areas, Clary said. In metropolitanPhoenix, typically, “we cnd the majority of
these residences located near existing retailor o]ce space,” she noted.
“Businesses with a ground-level storefrontexterior that relies on heavy pedestriantra]c are most o`en located in an urbanor suburban retail environment,” Clarysaid. “Businesses that do not requireheavy pedestrian tra]c and are primarilyprofessional o]ces or workplaces can belocated anywhere.”
LIVE/WORK CONDOS; continued on page CL5
Rendering depicts
work space inside
a SOHO Scottsdale
townhome.
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Courtesy en Hance Park and Headwerk
Courtesy en Hance Park and Headwerk
An entire project does not need to be dual-zoned, Clary [of Catclar Investments] said,but a developer needs to dedicate a portionof the product to ogering both commercialand residential zoning to correctly use theterm without misleading buyers.
Although the design of the home can bedetached, attached, multi-story or single-level, ocen “we see townhome-style unitswhere the ground-door is used for thebusiness and the upper stories for theresidence,” Clary said.
Some live/work homes oger a storefrontexterior as part of the commercial space,she said, but SOHO Scottsdale’s interiortownhome units include a retractablePlexiglas loading door for each of theirtownhomes. At SOHO Scottsdale’stownhomes there is no storefront retailfeature for individual units but instead a wallopens to a landscaped courtyard.
Condo and townhome buyers who preferan urban core for their home’s locationtypically make their decisions based onwhere they want to live and what they wantto surround themselves with, accordingto David Newcombe, co-founder andassociate broker at Launch Real Estate. “Ifthe development isn’t located in a spot easilyseen by customers, then a buyer who wants alive/work residence probably will move on toanother community,” he said.
A live/work arrangement ogers a ‘zerocommute,’ ” Newcombe said. “But evenbetter than that, live/work gives you totalcontrol over your shop. You completely ownthe entrepreneurial experience.”
LIVE/WORK CONDOS; continued from page CL1WIRED FOR WORK; continued from page CL1
said Beall [of Digital Commercial Systems],who is helping three condo projects inPhoenix — Contour on Campbell; heMason Townhomes; and Portland onthe Park — install an extensive networkinfrastructure.
Larger spaces and/or multi-level homes willrequire a wireless access point to extendthe internet signal and provide predictablecoverage. A wired connection will beimportant for home obce application.
“Wired connections will always performbetter than their wireless counterparts,”Beall said. “A best practice is to have both.Another best practice is to pay attention tothe channel set-up on the wireless device.Most of the better brands of routers willhave an automatic channel selector thatends the best channel based upon otherrouters in proximity.”
Beall also said Wi-Fi in all common areasshould be expected with secured access.“Residents should be able to roam thebuilding with their smart-phone, tablet orlaptop with predictable connectivity to theinternet,” he said.
All of this will perform best wheninstalled at the time of the condo building’sconstruction. Practically speaking, Beall said,you can “only wire a condominium once —and that is during construction.”
A condo development intended for atleast some home obce activity shouldcontain “an interconnected eber/Cat 6, thenon-proprietary backbone that can supporthigh-density environments,” said CraigHutchinson, president of Vicidiem, a SaltLake City-based internet services company.
he way people work has changed, Lyles[of Deco Communities] said, and it is
Dual zoning 101Whether or not a space is officiallygranted “dual zoning” status mayaffect the way a buyer can operatea business in their new condo ortownhome.
Some units may have a live/workdesign and home office adaptability butnot necessarily be specifically dual-zoned for both residential space andoffice space. Others may be situated ina residential community where only ahandful of the units have an actual dualzoning designation. Still others may becalled “live/work” because there is theability to work just a few steps from thecondo community.
To further complicate matters, it’s notentire neighborhoods that are granteddual zoning (live/work) status but ratherindividual developments or units.
“A development or unit typicallycan’t be billed as live/work withoutthe proper zoning,” said DavidNewcombe, co-founder and associatebroker at Launch Real Estate. Zoninglaws allow for some units within adevelopment to be identified as live/work while others are identified asresidential, he explained.
becoming expected that “multifamily housingogers high-level connectivity, catering to thosethat work from home whether it is a home-based business or simply an owner who worksfrom home from time to time.”
he rate in which bandwidth consumptionis growing requires builders and developersto ensure their current networks are readyfor tomorrow’s needs, said Hutchinson, whois also helping Portland on the Park andContour on Campbell, as well as OptimaKierland (a condominium development inScottsdale) with their technical infrastructure.
For example, Hutchinson pointed out,10 years ago no one was thinking videostreaming was going to be driving 80 percentof peak network utilization. “Properties thatran coaxial cabling instead of Cat 5 or 6 (oreber) are feeling signiecant pain on both aperformance front and enancially,” he said.“hey are now facing the reality that a largecapital expenditure is needed to get theirproperty’s network in a position to meettenant (or buyer) demand.”
Depending on your need to utilize cloud-based applications, you should ask the condocommunity’s sales representative about bothdownload and upload internet speeds.
“here are vendors in the market today thatoger what is known as symmetrical internetservices,” Beall said. “his means the uploadspeed and the download speed will be thesame. Several developers have embracedthis premium service to oger the live/workbuyer optimal services for their lifestyle,” hesaid, adding: “he speeds are incredible, too.No more bugering for movies and no morewaiting to upload that important business ele.”
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All information provided is preliminary in nature. Changes may be made to the project, including but not limited to designs, floorplans, resident sizes, services, amenities, and pricing. No offer to sell may be made or accepted prior to the issuance of the finalArizona Subdivision Disclosure Report issued by the Arizona Department of Real Estate. All is subject to ADRE Final Public Report.A
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