maintenance-free townhomes in a master-planned … · schedule the meeting online on the town-home...

MAINTENANCE-FREE TOWNHOMESIN A MASTER-PLANNED WEST VALLEY COMMUNIT Y

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Ivory Homes Towns Price Sheet

Backup of Towns Price List 3-23-09 NOT FOR REPRINT OR PUBLIC DISTRIBUTION

SUBJECT TO CHANGE WITHOUT NOTICE

SL- West Valley

TOWNHOME SILVER GOLD PLATINUMPLAN NAME PACKAGE PACKAGE PACKAGEBELLEVUE 190,400$ 194,000$ 198,700$ 1,065 1,499 InteriorBELLEVUE 193,300$ 196,900$ 201,600$ 1,065 1,499 EndVANCOVER 208,200$ 211,800$ 216,500$ 1,273 1,707 InteriorVANCOVER 213,900$ 217,500$ 222,200$ 1,273 1,707 EndOLYMPIA 211,300$ 214,900$ 219,600$ 1,369 1,896 Interior OLYMPIA 215,600$ 219,200$ 223,900$ 1,369 1,896 EndVICTORIA 210,700$ 214,300$ 219,000$ 1,330 2,027 End

NOTES - TOWNHOMES

TotalSquareFootage

SUBDIVISION: HIGHBURY EAST- TOWNHOMES

Standard Pricing FinishedSquareFootage

Interior/EndUnit

1. May need to add lot premium to home. Check inventory.2. Maximum Discount: up to $8,000 may be taken from Base Home price and Lot.3. Buyer may choose either Smart Move Advantage program or rate buy down (see Rate Buy Down Addendum). This replaces the 1 point previously given.4. Review new Ivory Mortgage Flyer and "Troubles with Outside Lenders" memo.5. Make sure deposit meets Deposit Schedule 2009.6. Townhome plans may be mirrored layout depending on unit selected and surrounding units selected.7. Buyer to acknowledge receiving CC&R's and HOA documents along with any specific community requirements.8. Monthly HOA dues @ $116 per month.9. All exterior landscape to be maintained by HOA.10. Exterior colors will be pre-determined by Ivory Homes.

Commentary:

This community was introduced after price adjustements and has great pricing.

Release Date: 3/23/09 Highbury East Last Price Increase: 3/23/09

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Top 10 Reasons to Buy Highbury East

10. 2 Car Garages

9. Maintenance free living

8. Outstanding Amenities

7. Amazing Standard Features

6. Spacious 3 Bedroom Floor Plans

5. Room to Grow: Unfinished Basements

4. Versatile floorplans, rambler option available

3. Close to nearby shopping and recreation

2. Ivory quality Town-homes at an exceptional Price

1. Quick & Easy 15 min commute to down-town SLC

Frequently Asked Questions: The Townhomes at Highbury Towns East

How many townhomes are in phase 1? There are a total 31 units in phase 1, but we are only releasing the first 2 buildings units 101-105 and units 106-110. Highbury East has 90 units total. What will the model be? The model home will be a Victoria on unit 105. When will the model be complete? Model will be complete in late July 2009 early August 2009. How many plans are available and what is the square footage? There are 6 floor-plans and the total square feet ranges from 1508-2079. Will there be any front load garage units at Highbury East? No, there will not be any front load garage plans at Highbury East; all units will have a rear load garage. Required initial deposit: $1000 When will we be able to dig in Phase 1? The current projection for digging the first two buildings is early May 2009. How much is the required for Pre-Construction Deposit? Up to $225,000: 3% $225,000 - $240,000: 4% $240,000 - $270,000: 5% $270,000 - $300,000: 6% Over $300,000: 7%+ see memo on deposit requirements Is Landscaping included? Full landscaping will be installed by Ivory Homes and maintained by the HOA. Will there be any Parks? There will be community trails, a park, a tot lot, a covered pavilion, basketball courts, and a BBQ area; buyers will also have access to the Highbury at Lake Park Amenities. The park plan is currently not completely approved.

Is there any fencing at Highbury East Townhomes? There will be a Trex fence along 3100 South and along the north boundary of the community, between the single family and townhome units. Is there an HOA Fee at the Highbury East Townhomes? The HOA dues are $116 a month. What are the Commissions at the Highbury East Townhomes? There are standard townhome commissions of 1 ½% on pre sales, 2% for availables and 2% for outside realtor commissions. Are the Plat and CC&R’s recorded? No, we anticipate they will be recorded at the end of April or the beginning of May. Where do I find pricing and contracts docs for the Townhomes? Pricing can be found on the Townhome price sheets (online) and the lot prices can be found on the inventory. What is the process for the pre construction meeting?

� Schedule the meeting online on the Town-home calendar � Orient the buyers to the design center located in the Salt Lake office � The pre construction meeting will be held at the Sale Lake design center with a

design consultant � Deposit is required on or before the date of the pre construction meeting which

is on or before 25 days Where can my clients view colors for the Highbury East Townhomes? The Townhome design center is set up in the Salt Lake main office. Is there any additional parking? There will be additional parking between units 105 & 106 in phase 1; and there will be additional parking in the upcoming phases. Is snow removal covered by the HOA? The snow removal along the private streets (5375 West and 3075 South) and sidewalks will be covered by the HOA. The homeowners will be responsible for the snow removal of their sidewalk and driveways. Is interior water included in the HOA at Highbury East as with Highbury West? Yes, the interior and exterior water is included in the HOA at Highbury East Townhomes. Which design packages are offered at Highbury East Townhomes? The Silver, Gold and Platinum Packages will be offered at Highbury East. Will there be a clubhouse? There may be a clubhouse that will be required at Highbury East.

Highbury TownsCOMMUNITY FACT SHEET

Details of Location:

Model Addresses: 3100 South Daybury Drive (5400 West), West Valley City

Directions: From I-15 take the SR201 (2100 South Freeway) westbound to the 5600 West exit. Travel south on 5600 west, 1.5 miles, and turn left (east) on 3100 South. Highbury Towns will be on your left just behind Kohls.

Municipality: West Valley City

County: Salt Lake County

Schools: Granite School District (801) 646-5000

High School Granger High 3690 South 3600 West 646-5320

Middle School (7-9) West Lake Junior 3400 South 3450 West 412-2750

Elementary (K-6) Valley Crest 5240 West 3100 South 646-5061

NOTE: All schools to be verified by homebuyer and are subject to change

Supermarkets: Walmart – 3180 South 5600 West Albertsons – 3420 South 5600 West

Hospital: Pioneer Valley Hospital- 3460 South Pioneer Parkway (4150 West) Westview Women and Family Center-3451 South 5600 West Jordan Meadows Medical Center- 3534 South 6000 West

Utilities: Water & Secondary Water :Granger Hunter Improvement District– 968-3551 Sewer – Granger Hunter Improvement District– 968-3551 Gas - Questar – 373-7400 Power – Utah Power and Light – (888) 221-7070 Garbage – West Valley City – 963-3720 Phone – Qwest - 1-800-244-1111 (Toll Free) Post Office: West Valley City, 3490 S 4400 W, (801) 963-8048

Other Attractions: �Across the Street from Centennial Park and recreation complex �Next to large shopping complex including Kohls, Michaels, and various other stores �5 minute drive from the E-center, movie theaters and restaurants

�4 miles from Jordan River Park Trail �Easy access to multiple highways and freeways and downtown Salt Lake City

OLYMPIA

OLYMPIA2-STORY

END & INTERIOR UNIT

Total sq. ft.: 1,883

Total finished sq. ft.: 1,369

3 bedroom, finishes to 4 bedrooms

2.5 baths, finishes to 3.5 baths

Walk-in closets

Upper floor laundry

© Ivory Homes. The use of these plans, drawings and renderings is expressly limited to Ivory Homes. Re-use, reproduction, or publication by any method, in whole or in part, is prohibited. All renderings of exteriors and floor plans are artist’s conceptions and may vary from the actual home as built. All square footages are approximate.

18

(These plans are shown as the end unit, if the home is an interior unit there will not be windows or plant shelf along the side of the home.)

REAR LOAD

VANCOUVER

Main Level: 557 sq. ft. Upper Level: 812 sq. ft.Basement Level: 514 sq. ft.

VANCOUVER2-STORY END & INTERIOR UNIT





Walk-in closets

Upper floor laundry


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REAR LOAD

BELLEVUE

BELLEVUE2-STORY

END & INTERIOR UNIT





Walk-in closets

Upper floor laundry



20

REAR LOAD

VICTORIA


VICTORIARAMBLER END UNIT




2 baths, finishes to 3 baths

Walk-in closets

Main floor laundry room

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Main Level: 1,080 sq. ft. Basement Level: 1,004 sq. ft. (269 sq. ft. finished)

REAR LOAD

CONTINGENCY FOR UNRECORDED SUBDIVISION PLAT

RIDER TOADDITIONAL TERMS AND COUNTEROFFER ADDENDUM

TO REAL ESTATE PURCHASE AGREEMENT

CONTINUATION PAGE _____ OF _____

As of the AGREEMENT DATE, the subdivision plat (the "PLAT") in which the LOT is to be located has not yet been finally approved by the BUILDING DEPARTMENT and/or has not been recorded with the county recorder (such required steps are referred to in this paragraph as the "COMPLETION"). When the PLAT has been COMPLETED, SELLER shall provide BUYER with a copy of the PLAT, which will show the final shape and dimensions of the LOT.

Notwithstanding any provision of the AGREEMENT to the contrary, until five calendar days (the "NOTICE DATE") after SELLER delivers a copy of the COMPLETED PLAT to BUYER for BUYER's review:

(1) SELLER may not require BUYER to attend a PRE-CONSTRUCTION MEETING;

(2) BUYER shall not be required to pay the PRE-CONSTRUCTION DEPOSIT to SELLER;

(3) If the FIRM DATE occurs before the NOTICE DATE, then the FIRM DATE shall be extended to the NOTICE DATE; and

(4) Either BUYER or SELLER may make a REFUND TERMINATION of the AGREEMENT.

If BUYER makes a REFUND TERMINATION of the AGREEMENT under this paragraph, then SELLER shall reimburse BUYER for the amount of any non-refundable LOAN application fees paid by BUYER (up to $300.00). If neither SELLER nor BUYER makes a REFUND TERMINATION under this paragraph, then the AGREEMENT shall continue in full force and effect.

BUYER: SELLER:

___________________________________________ By:_______________________________________

___________________________________________ Title:_____________________________________

Date:_______________________________________ Date:_____________________________________

ADD'L TERMS ADDENDUM (Unrec. Subd. Plat) (2004)

THE TOWNHOMES AT HIGHBURY COMMONS ADDITIONAL TERMS ADDENDUM TO REAL ESTATE PURCHASE AGREEMENT

THIS ADDENDUM (the "ADDENDUM") is attached to and forms part of a "Real Estate Purchase Agreement" (the "AGREEMENT") that is entered into by Ivory Homes, a Utah limited partnership ("SELLER"), on the AGREEMENT DATE, with the BUYER and for the Unit # described below. Capitalized terms used in this ADDENDUM (except bold capitalized terms) shall have the meanings for such terms that appear in the AGREEMENT.

AGREEMENT DATE: ______________________________ UNIT # ________ of the Towns at Highbury East Commons

BUYER:__________________________________________ located in city of West Valley, Salt Lake County, Utah.

The provisions of the AGREEMENT are modified, supplemented or deleted as follows; otherwise, all of the terms and provisions of the AGREEMENT shall remain in full force and effect.

Deposit, are unconditionally non-refundable.

When signed below by BUYER, the foregoing provisions comprise additional terms and conditions to the original AGREEMENT presented by BUYER to SELLER for acceptance. By signing below, BUYER and SELLER shall be bound by the AGREEMENT

as

1) Buyer acknowledges receipt of the ‘’Declaration of Conditions, Covenants and Restrictions” for the Town at Highbury East Commons

2) Buyer has received and signed the CC&R summary sheet for the Towns at Highbury East Commons.

3) Buyer agrees to pay $116/month Homeowners Association fee.

4) Buyer agrees to pay at closing $500 to be appropriated to the Homeowners Association for the capital account and the reserve account.

5) Buyer acknowledges that the building may not start construction until all of the units have been sold or up to 12 months from agreement date.

6) Upon transfer of ownership to Homeowner, Homeowner understands, agrees, and assumes the responsibility of remaining in compliance with all requirements of the EPA Storm Water Pollution Plan and will prevent sediment and debris from leaving their property and entering the storm water drainage system.

7) DEPOSIT NON-REFUNDABILITY. Notwithstanding anything to the contrary in any of the contracts between the Buyer and the Seller, including but not limited to section 4.2.2 of the Real Estate Purchase Agreement, all deposits, including the Initial

modified by the foregoing provisions.

BUYER:_______________________________________________ _______________________________________________

DATE:_________________________________________ DATE:______________________________________

IVORY HOMES

By:________________________________________ DATE: _____________________________________

Title:_______________________________________

PROPERTY CONDITIONS ADDENDUM TO REAL ESTATE PURCHASE AGREEMENT Highbury Towns East

This ADDENDUM (the "Addendum") is attached to and forms part of a "Real Estate Purchase Agreement" (the "AGREEMENT") that is entered into by Ivory Homes, Ltd., ("SELLER"), on the AGREEMENT DATE, with the BUYER and for the LOT described below.

Capitalized terms used in this ADDENDUM (except bold capitalized terms) shall have the meanings for such terms that appear in the AGREEMENT or in this ADDENDUM.

AGREEMENT DATE:_______________________________________________ LOT ______ of ___________________________Subdivision

BUYER:__________________________________________________________ located in city of___________________________, county of

___________________________________________________________ ____________________________________________, Utah

Telephone H:__________________________ W:__________________________

The following is a summary of various conditions on the PROPERTY known of by SELLER as of the AGREEMENT DATE:

SOILS REPORT/ENVIRONMENTAL ANALYSIS:

Soils and environmental reports were prepared by AGEC. The subsurface soils consist of approximately ½ to 1 foot of topsoil overlying lean clay, intermixed with some sand layers. Surface water was encountered at depths ranging from 5 to 10 ½ feet below the ground surface based upon measurements taken 7 to 14 days after drilling/excavation. Perimeter footing drains and structural fill material under footings may be required.

STORM WATER POLLUTION PREVENTION PLAN:

SWPPP and Drainage Plan for the project was created by Focus Engineering and Surveying Inc. and includes best management practices such as stabilized construction entrances, silt fence, and inlet protection. Drainage on the rear of the units will be toward the roadways, drainage one front and side of units will be towards streets or yard drain system.

TRAFFIC IMPACT STUDY:

No traffic impact study was required or completed for this project

SEISMIC TESTING AND SURVEY:

No seismic testing has been done.

PLAT MAPS AND DESCRIPTIONS:

The plat for Highbury Towns East was completed by Focus Engineering and Surveying Inc. The following notes or designations are included on the plat:

1. High water table is present. See table for basement floor elevations. 2. Elevations of lowest floor slab to be a minimum of 3.00 ft above high water table. 3. All Townhomes in this phase shall be required to be built with gravel drainage rock under the floor slabs and with a sump pit ans sump pump

in the lowest floor slab.

The legend for private area, common area, and limited common area are also reflected on the plat. All interior streets are private and will be maintained by the Home Owners Association. Highbury is part of the multi-use, master planned community known as “Highbury at Lake Park”, which includes residential, mixed use, civic, commercial, institutional and public and private open space including waterways, and other land uses not controlled by Ivory Homes. Land Uses in this master planned community are subject to change as approved by West Valley City.

BUYER acknowledges that he/she received, read, and understands this ADDENDUM. BUYER further acknowledges that he/she has been notified by SELLER that detailed descriptions of the above summarized conditions on the PROPERTY are maintained at SELLER’s model home sales offices at SELLER’s above subdivision, and that the same have been made available by SELLER to BUYER at his/her request. BUYER acknowledges that he/she has been given the opportunity to inquire into and study the known conditions of the PROPERTY as summarized above, and as set forth in detail at SELLER’s model home sales office. On these bases and as otherwise set forth in the REAL ESTATE PURCHASE AGREEMMENT, BUYER hereby waives, releases, and agrees to indemnify SELLER against all claims of any nature, including but not limited to costs and attorneys’ fees, arising out of or related to any of the foregoing conditions on the PROPERTY as summarized above and in the detailed descriptions of the above referenced conditions maintained at the SELLER’s model home sales office.

Except as specifically modified by this Addendum, the terms and conditions of the REAL ESTATE PURCHASE AGREEMENT as amended shall remain in full force and effect.

BUYER:____________________________________________________ SELLER:

____________________________________________________ By:___________________________________________________________

Date:_______________________________________________________ Title:_________________________________________________________

Conditions, Covenants and Restrictions Instruction to Buyers Congratulations on your decision to purchase an Ivory Home. You have decided to live in a community that has adopted community standards that are enumerated specifically in governing documents of the Declaration of Conditions, Covenants and Restrictions (the “CC & R’s”) for Non-Club Ivory Communities and in the governing documents of the HOA, which include but are not limited to the Declaration of Conditions, Covenants and Restrictions (the “CC & R’s”), By-Laws, Annual Budget, and the Rules and Regulations for Club Ivory Communities.

Living in a master planned community is not like living in a typical neighborhood. Because residents share common areas and amenities, restrictive covenants are not only worthwhile, they are absolutely necessary for everyone’s comfort and enjoyment. By signing this form you acknowledge that you have received, read and will abide by the governing documents, as they may be amended from time to time, and that you will pay all assessments in a timely manner.

This summary page is not intended to replace any of the governing documents, but rather to address in summary fashion some of the most frequently asked questions by those living in a master planned community. Specific requirements and standards are included in the governing documents. If you have any questions, comments or concerns, you are welcome to contact the ARC members (for Non-Club Ivory Communities) or the HOA property manager (for Club Ivory Communities) directly through your Ivory Homes Sales Consultant.

AGREEMENT DATE: _____________________________________ BUYER: _________________________________________________

Lot & Subdivision__________________________________________ _________________________________________________________

1. Changes, Additions or Alterations to the Lot or the Exterior of the Home require the approval of the Architectural Review Committee (the “ARC”). Examples of improvements that must be submitted for review include but are not limited to the following: swimming pool, sport court, accessory buildings (e.g., storage sheds, detached garage structures, etc.) fencing, landscaping, decks, and walls. In addition, any alterations to the primary structure, including changes in colors or construction materials, awnings, roofing, windows, porches, courtyards, and so forth must also be submitted to the ARC for review and approval. Depending on the extent of the requested change, the ARC may require an owner to submit architectural designs, plans and specifications, color, size, materials, location and so forth All approvals must be written. 2. Business Use. This is a residential community; however, some home based businesses are allowed under limited circumstances, although they must comply with the governing documents and community guidelines. The prior written consent of the managing committee is required for ANY type of home based business including child care and professional services. No businesses are allowed that have employees of any kind, or that have any customers who are not residents of the community. 3. Storage and Parking of Vehicles. The driving, parking, standing, and storing of motor vehicles in, on or about the community is strictly regulated. Overnight parking on the street is not allowed. Recreational, Commercial, and Oversized Vehicles may only be stored on a properly constructed garage or parking pad, and then only if certain conditions are satisfied. 4. Aerials, Antennas, and Satellite Systems. All exterior aerials, antennas and satellite dishes must be approved by the managing committee in advance and be positioned so, as long as it is reasonably possible, that they are screened from view from the street. 5. Animals and Pets. Large animals are not allowed. No pets, animals, livestock, or poultry of any kind may be commercially bred at the property. Up to two (2) domestic pets per Lot are allowed, provided they are properly licensed and registered, and do not create a nuisance. 6. Signs. No signs, billboards or advertising structures or devices of any kind may be built, installed or displayed on the Property or any Lot except for a single sign with a maximum size of 2' x 2' for specific purpose of advertising the sale of a home. No “For Rent” or “For Lease” signs are allowed within the community, in the common area, on a lot, or in, on or about the home, at any time or for any reason. 7. Landscaping. All Lot landscaping must be completed within six (6) months from the date of closing. The Buyer is responsible for the planting of trees in accordance with the Street Tree Planting Plan, a copy of which is attached to the CC & R’s. Should Ivory Homes be required to provide a landscaping bond with the city, the Buyer will receive the amount of the bond upon completing the landscaping requirements. If Ivory Homes is required to install landscaping prior to receiving a final inspection from the city building authority, then the Buyers acknowledge, understand and agree that only a basic front yard landscaping will be provided by Ivory Homes and is done in lieu of the

2,000 sq. ft. of sod promised on any Ivory promotional materials including but not limited to the Purchase Price Addendum and the Ivory Homes Catalogue of Homes. 8. Easements and Slopes. Easements for utilities, drainage systems and facilities, and irrigation are reserved on the recorded Plat. All landscaping, grading, structure, building, improvement, planting or other materials must be placed so they do not damage or interfere with the installation and maintenance of utilities, or which may change the direction of flow of drainage channels in, on or about the easements and rights of way. 9. Nuisances. Nothing may be done which may be or may become an annoyance, disturbance, bother or nuisance to the neighborhood, or which might interfere with the right of other residents to the quiet and peaceful enjoyment of their property. 10. Management Committee. Until the last home is sold and closed in the final phase of the development, the Developer reserves the exclusive, unilateral and irrevocable right to appoint the members of the ARC, Management Committee and/or the Managing Member. 11. Leasing Restriction. A Buyer is prohibited from leasing or renting his or her home for a period of one (1) year after the date of closing. 12. Transfer Fee (For Club Ivory Communities). An Owner shall pay to the Association a sum equal to five percent (5%) of the gross sales price on the home as a transfer fee if his Lot is sold or if he enters into a Lease/Option or similar Agreement on the home during the initial one (1) year period after closing.13. Fencing. Vinyl fencing is allowed without additional approval required. Please review the CC & R’s carefully in the event that there are color restrictions. Wood, wrought iron and masonry fencing may be allowed with prior express written consent, although the request can be denied. Chain link fence is not allowed. Fence heights are restricted to 6’ in the rear and side yards. If front yard fencing is allowed, the height of the fence may not exceed 3’. 14. Entries and Entry Monuments. If a Lot includes a common improvement, such as an entry monument, planter, planter box, planter strip, perimeter fence, wall, street light, exterior lighting or other landscaping treatment of any kind, the Buyers shall maintain such common elements in good condition, and may not place or plant anything behind or in front of such element. 15. HOA Fees (For Club Ivory Communities). The current HOA fees have been established with the intent that the fees would cover the costs and expenses of the community property. Should future conditions require, the fees can be increased or decreased. There is no guarantee that the fees will remain the same in perpetuity. You are advised to review the HOA budget if you have any questions.

BUYER: _______________________________ Date_____________

SALES AGENT: _________________________ Date_____________

SELLER: ________________________________ Date__________

maintenance-free townhomes in a master-planned … · schedule the meeting online on the town-home...

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