HomeMy Public PortalAbout09-15-2020 Plan Commission PacketPlan Commission
Tuesday, September 15, 2020
7:00 PM
Village Boardroom
24401 W. Lockport Street
Plainfield, IL 60544
Agenda
CALL TO ORDER
PLEDGE TO THE FLAG
ROLL CALL
APPROVAL OF MINUTES
Approval of the Minutes of the Plan Commission meeting held on September 1, 2020.
09-01-2020 Plan Commission Minutes.pdf
PUBLIC COMMENTS -
• Please email public comments to publiccomments@goplainfield.com, please note PUBLIC
COMMENTS - PLAN COMMISSION in the email subject line. Comments must be received
by Tuesday, September 15, 2020 at 3:00 p.m.
• Village Meetings are livestreamed on the Village’s Website -
https://plainfield-il.org/pages/agendasmeetings, click “in progress” when available.
• Live meetings are broadcast on Comcast Channel 6 and AT&T U-verse Channel 99.
DEVELOPMENT REPORT
OLD BUSINESS
NEW BUSINESS
CASE NUMBER: 1887.081720.SU.SPR.PP
REQUEST: Special Use for Planned Development (Public Hearing), Site Plan Review,
Preliminary Plat
LOCATION: SEC of West 143rd Street and South Steiner Road
APPLICANT: Redwood Living, LLC / Kellie McIvor
Please email public comments to publiccomments@goplainfield.com, please note
PUBLIC HEARING COMMENTS - PLAN COMMISSION in the email subject line.
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Plan Commission Page - 2
Comments must be received by Tuesday, September 15, 2020 at 3:00 p.m.
Redwood Plainfield Staff Report.pdf
Redwood Plainfield Graphics.pdf
DISCUSSION
ADJOURN
REMINDERS -
September 21st - Village Board at 7:00 p.m.
October 5th - Village Board at 7:00 p.m.
October 6th - Pan Commission at 7:00 p.m.
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Plan Commission
Record of Minutes
Date: September 1, 2020 Location: Village Hall (Zoom Meeting)
CALL TO ORDER, PLEDGE, & ROLL CALL
Chairman Kiefer called the Plan Commission meeting to order at 7:00 p.m. and led the pledge to the flag.
ROLL CALL: Commissioners Heinen, Minnis, Renzi, Ruane, Seggebruch, Womack, and Chairman Kiefer
were present.
OTHERS PRESENT: Jonathan Proulx, Director of Planning; Jake Melrose, Economic Development
Manager; and Jessica Gal, Associate Planner.
APPROVAL OF MINUTES
The Minutes of the Plan Commission meeting held on August 18, 2020 were approved as presented.
PUBLIC COMMENTS
No Public Comments received via email.
DEVELOPMENT REPORT
No Report.
OLD BUSINESS
No Old Business.
NEW BUSINESS
1889-080620.SU 15905 S. Fredrick St. Tranquility Massage &
Bodywork Inc.
Ms. Gal the applicant is seeking special use approval in order to provide therapeutic massage and holistic
services at 15905 S. Frederick Street. The applicant’s current business is located at 14722 S. Naperville
Road. The applicant is relocating their business in order to expand the services that they currently provide
(therapeutic massage, reiki, and reflexology) to include halotherapy (dry salt therapy). In accordance with
Section 9-13 of the Zoning Ordinance, massage therapy requires approval of a special use permit in the B-
3 zoning district.
Ms. Gal reviewed the staff report dated September 1, 2020. Ms. Gal concluded staff submits that the
proposed special use request for a massage therapy is an appropriate use at the subject location. The business
is an established business within the Village and has operated at 14722 S. Naperville Road since 2016.
Therefore, the business has all pertinent local and state certifications relative to the professional services
they provide to treat chronic illness, respiratory conditions, and to alleviate side effects for individuals
following surgery or cancer treatment. Based on the foregoing analysis, prior to public comments and
direction from the Plan Commission, staff recommends approval of the requested special use permit.
Chairman Kiefer stated no public comments were received via email. Mr. Proulx confirmed.
Chairman Kiefer swore in Laura Donahue, applicant.
Commissioner Heinen stated he does not have any comments and is excited to see a business grow.
Commissioner Minnis asked if the applicant felt the traffic from her business would disturb the adjacent
residential. Ms. Donahue stated the business is typically one person in and one person out and she does not
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September 1, 2020
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do have big groups. Commissioner Minnis asked the applicant if all her certifications will transfer with her
to the new address. Ms. Donahue confirmed.
Commissioner Renzi asked the applicant how long she has been operating her business in the Village. Ms.
Donahue stated since 2013 she has been operating in the Village. Commissioner Renzi asked staff to
explain the parking calculations. Ms. Gal explained stated the parking was based on medical use which is
the original use of the building and massage therapy use requires less parking then medical.
Commissioner Ruane asked for clarification on the hours of operation. Ms. Gal stated the applicant has the
intention to operate between 9:00 a.m. to 9:00 p.m.
Commissioner Seggebruch asked how much larger this space is compared to their current location and how
many employees. Ms. Donahue stated they currently have 986 square foot so this location is much larger
and currently have 3 employees and is hoping in the future to add an additional employee, they also will
contract out some of the rooms for other services such as acupuncture, or other holistic therapies.
Commissioner Womack stated he does not have any comments and is excited to see a business grow.
Commissioner Renzi made a motion adopt the findings of fact of staff as the findings of fact of the Plan
Commission and, furthermore, recommend approval of the special use permit for massage therapy at 15905
S. Frederick Street for the business commonly known as Tranquility Massage and Bodywork Inc., located
at 15905 S. Frederick Street.
Second by Commissioner Ruane. Vote by roll call: Heinen, yes; Minnis, yes; Seggebruch, yes; Womack,
yes; Ruane, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0.
1891-090120.SPR Lot 2 of Plainfield Business
Park (Van Dyke & Depot Dr.)
Northern Builders, Inc.
Mr. Melrose stated the petitioner, Northern Builders, Inc., is proposing to construct a 65,120 square foot
steel service center user with office/warehouse located in the Plainfield Small Business Park at the NEC of
Persons Parkway and Wood Farm Road. The project site is currently zoned I-1 Industrial District P.U.D.
(rezoned to I-1 in 2017) and the proposed light industrial use is considered a permitted use in the subject
zoning district.
Mr. Melrose reviewed the staff report dated September 1, 2020. Mr. Melrose concluded the site plan
proposal to develop a lot within the Plainfield Small Business Park for a light industrial steel center
conforms to the I-1 Industrial District and is in line with the development goals of the Village to diversify
the tax base and create new job opportunities within the Village. In advance of any public comment or
discussion by the Plan Commission, staff recommends approval of the above.
Chairman Kiefer stated no public comments were received via email. Mr. Melrose confirmed.
Chairman Kiefer swore in Matt Grusecki with Northern Builders, applicant. Mr. Grusecki stated the
building will be only two bays deep which is essential to the user’s operation. Mr. Grusecki stated the user
for this building is Perlow Steel and he feels they will be nice addition the industrial park.
Commissioner Womack asked for clarification on the minimum lot width in the staff report. Mr. Melrose
stated the staff report should have said greater than 100. Commissioner Womack asked if the trucks will
be exiting to the north and south on Wood Farm Rd. Mr. Melrose stated the trucks will have to travel north
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Page 3 of 4
on Wood Farm Rd. because there will be no truck traffic allowed to the south of Persons Pkwy. Mr. Melrose
explained Wood Farm Rd. will be reconstructed between Van Dyke and Lockport to accommodate truck
traffic. Commissioner Womack asked if the radius on the southern drive be eliminated to restrict travel.
Mr. Melrose stated staff will continue to work with the applicant on this issue. Commissioner Womack
suggested signage will be very helpful. Commissioner Womack is concerned with having one curb cut for
vehicle and pedestrian traffic. Commissioner Womack asked if the applicant has any plans for a trash
enclosure. Mr. Grusecki indicated many industrial users keep their trash indoors and if this applicant does
not, they will work with staff on the placement of an appropriately screen trash area. Commissioner
Womack asked if the future expansion will be part of the PUD. Mr. Grusecki indicated that the applicant
has not confirmed the future expansion, but the client will be acquiring one large lot. Commissioner
Womack is satisfied with the parking.
Commissioner Seggebruch asked if the expansion area is its own separate lot currently. Mr. Grusecki stated
none of the lots in the Plainfield Business Park have been subdivided and when subdivide it will become
one lot. Commissioner Seggebruch suggested having some differences between this building and the PACE
building, so they are not so similar in appearance. Commissioner Seggebruch asked if all the steel will be
loaded and unloaded inside the building. Mr. Grusecki confirmed. Commissioner Seggebruch asked if
their trucks will always come in from the east on Depot Dr. Mr. Grusecki confirmed and added how the
trucks will queue, if need be. Commissioner Seggebruch suggested a four-way stop at the exit from the
facility because it lines up with the residential street. Mr. Grusecki stated with the correct signage and the
limited number of trucks coming and going this should be a low traffic area. Mr. Grusecki indicated that
the size of building in the business park will scale down as they develop south. Commissioner Seggebruch
indicated that the ADA parking is adequate.
Commissioner Ruane is concerned about trucks traffic from Route 126 but feels that it has been adequately
addresses. Commissioner Ruane asked if there will be sidewalks on Depot Dr. and Persons Pkwy. Mr.
Melrose indicated that staff will be working with the developer to create a plan for sidewalks.
Commissioner Ruane stated the building looks great and would like Northern to have elevations of the back
of the building and made suggestions on how to dress up the rear façade. Commissioner Ruane is worried
about noise with the residential being close and wants to ensure that the western door is closed unless a
truck is leaving. Mr. Grusecki stated they will continue to work with staff on the sidewalks. Mr. Grusecki
indicated the west elevation will be like the front elevation and will take the commissioner’s suggestion
into consideration.
Commissioner Renzi suggested adding a bike path and making Wood Farm Rd. a one-way street, plus
adding a “Yield” sign. Commissioner Renzi thinks that truck stacking could possibly be a problem and
suggested the applicant have a staggered schedule for the trucks to avoid stacking. Commissioner Renzi
also agrees that a rendering of all elevations be prepared for Village Board. Commissioner Renzi asked
where snow removal will be stored. Mr. Grusecki stated that there is more than enough area on site to put
snow and explained where the snow could be stored. Commissioner Renzi asked if the pavement will be
curbed. Mr. Grusecki stated where there is pavement there will be curbs. Commissioner Renzi asked how
staff calculated parking. Mr. Melrose stated staff applied an administrative adjustment to the parking based
on the users’ needs and there is plenty of room to expand parking if necessary. Commissioner Renzi is
concerned that there are many unknow variable, such as, parking, snow removal, and the garbage enclosure,
he feels that these items need to be decided before it goes to Village Board. Mr. Melrose explained why
the administrative adjustment was made to the parking.
Commissioner Minnis asked how long it takes for truck to complete one cycle of a truck. Mr. Grusecki
could not provide a definite time but feels it is a quick operation. Commissioner Minnis asked if trucks are
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September 1, 2020
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dropping a load then waiting to be reloaded. Mr. Grusecki stated it is his understanding that the trucks are
off loading then leaving or arriving empty. Commissioner Minnis agreed with adequate signage to guide
the truck traffic. Commissioner Minnis asked if the future expansion would include office space as well.
Mr. Grusecki indicated it would probably be a warehouse expansion and that the user is also thinking of
the future use if the building needs to be repurposed. Commissioner Minnis agrees with dressing up the
west elevation, sidewalks, bike paths, and trash enclosure.
Commissioner Heinen agrees with the comments made regarding west elevation. Commissioner Heinen is
concerned with the south entrance point of the parking lot being too close the Persons Pkwy and asked if
the building could be flipped to have the office/parking to the north. Mr. Grusecki indicated that was looked
at, but they would lose their expansion area. Commissioner Heinen would like the Village engineer to
review the parking access. Mr. Grusecki indicated that the south access point is still under engineering
review and could be eliminated. Commissioner Heinen asked if Perlow Steel has many visitors to their
current location. Mr. Grusecki indicated he does not believe so. Commissioner Heinen has the same
opinion as the other commissioners regarding signage for the site and sidewalks. Mr. Grusecki suggested
adding signage to the westside of the building stating “Do Not Enter”.
Commissioner Ruane made a motion to recommend approval of the proposed site plan review for the project
known as the Steel Service Center Site Plan at the Plainfield Small Business Park, subject to the following
two (2) stipulations:
1. Compliance with the requirements of the Village Engineer;
2. Compliance with the requirements of the Plainfield Fire Protection District;
Second by Commissioner Minnis. Vote by roll call: Heinen, yes; Ruane, yes; Seggebruch, yes; Womack,
yes; Minnis, yes; Renzi, yes; Kiefer, yes. Motion carried 7-0.
DISCUSSION
Commissioner Ruane wanted to bring to the attention of staff the poor condition of the property located
just north of the Plainfield Business Center. Mr. Proulx indicated that the Fire Department has been
working with them to ensure the property meets code and staff will look into the condition of the
property.
Commissioner Ruane voiced his concern about the grading between the old Baci building and the
Lutheran church. Mr. Proulx stated he will address that with the new owner.
Commissioner Heinen is concerned about the new residential being built because it is very box like and
there is a lack of architecture and he would like to see more diversity.
Chairman Kiefer read the reminders.
ADJOURN
Plan Commission meeting adjourned at 8:31 p.m.
Respectfully submitted by
Tracey Erickson
Tracey Erickson
Recording Secretary
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Subject Property
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
August 14, 2020
Jessica Gal
Associate Planner
Village of Plainfield
24401 West Plainfield Street
Plainfield, Illinois 60544
Subject: Special Use/Preliminary Plat Application for single-story, attached apartment homes (the
“Project”), approximately 38 acres situated southeast of the intersection of West 143rd
Street and South Steiner Road Permanent Parcel Number 06-03-08-100-001-0000 (the
“Property”)
Dear Ms. Gal,
Please find enclosed materials related to a Special Use/Preliminary Plat application regarding the
Property. The application proposes a neighborhood of single-story, attached apartment homes.
The Property
The Property is located east of South Steiner Road and south of West 143rd Street:
It is also identified as Parcel M of the McMicken Assemblage, and as Pod 12 in the Annexation Agreement
recorded as Instrument Number R2004209163 in the Office of the Will County Recorder.
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
Zoning Statement
The Property is currently zoned R-1 Special Use PUD Residence District with a Townhome use
anticipating 252 units, under an Annexation Agreement recorded by the Will County Recorder on
November 17, 2004 as Instrument No. R2004209163 (the “Annexation Agreement”). The concept plan
as submitted requires no deviations from the existing annexation agreement but does anticipate two
deviations from the Zoning Code: (1) the rear setback between the southernmost buildings and the lot
line is 29’ setback instead of 30’; and (2) an impervious surface calculation of 44% instead of 40%.
About the Proposed Redwood Neighborhood
The proposed Project describes a single-story townhome neighborhood that complies with all provisions
of the Annexation Agreement. In fact, the plan exceeds the Annexation Agreement requirements in
several key site design and architectural metrics, including a density that is 17% lower than allowed,
100% upgraded garages, and roofline variation throughout the neighborhood.
Site Plan Revisions Responding to Plan Commission & Committee of the Whole Feedback
The Project appeared before the Plan Commission on April 7, 2020 where it received a recommendation
for approval by a 6-1 vote, along with substantive feedback. The Project appeared before the Committee
of the Whole on April 27, 2020. No vote was taken but the Committee provided feedback for
consideration. The enclosed site plan was revised to incorporate the following feedback received at
those meetings:
• Include a 28’ drive aisle with sidewalks on both side of the road over half the main loop through
the neighborhood and connecting the South Steiner Road and West 143rd Street entryways;
• Include sidewalks on both sides of the street;
• Remove Haydenwood apartment homes and their associated alleyways;
• Increase the number of Willowoods from 45 to 75. Plan Commission had requested additional
Willowoods since they feature non-dominant garages;
• Add a side-loaded garage home;
• Reduce the overall density to 211 apartment homes, 48 fewer than permitted by the Annexation
Agreement;
• At NE and SW corners, “knuckle” the buildings’ orientation to the street;
• Call out the phase line on the plan;
• Add a sidewalk connecting the SW corner of the site to the park area;
• Provide a placeholder for bike rack at both ends of bike path (at main entry to neighborhood and
entry to park);
• Stripe the bike/pedestrian path crossing the neighborhood entries;
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
• Include a pet wash station as an amenity in the leasing office (separate entrance from the leasing
office entry); and
• Enclose a snowplow plan with the submittal package.
Architectural Plan Revisions Responding to Plan Commission & Committee of the Whole Feedback
The Project appeared before the Plan Commission on April 7, 2020 and before the Committee of the
Whole on April 27, 2020. The enclosed ARB set was revised to incorporate the following feedback
received at those meetings:
• Upgrade the rear elevations of apartment homes along the property lines with stone bands,
pergolas, and cantilevered bay windows;
• Reiterate the presence of high-profile side elevations in high-profile locations throughout the
neighborhood;
• Include a 6:12 gable over certain garages;
• Continue to offer variation in the roof lines by the use of building steps, raised roof heel trusses,
and dormers;
• Include window trim on four sides;
• Include eave lines on four sides; and,
• Show corner boards at eave line.
Follow-up on Other Items
At the April meetings, the Plan Commission and the Committee of the Whole inquired into the other
aspects of the proposed neighborhood.
Will Redwood Allow Biking in Its Plainfield Neighborhood?
Yes. As committed at the Plan Commission meeting, Redwood will remove from Plainfield leases the
prohibition on bicycles in the neighborhood.
What Does the Integral Sidewalk Look Like?
Redwood’s integral sidewalk is a proven way to offer walkability, intra-neighborhood connectivity, ease
of maintenance, economic value for residents, and ADA accessibility. These benefits are defined more
closely below:
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
20
7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
How Does Redwood Control Traffic and Parking in Its Neighborhoods?
Redwood controls on-site traffic and parking in several ways. First, Redwood provides ample off-street
parking for its residents. Each apartment home offers four parking spaces exclusive to that home-- two
in the garage and two in the driveway.
Second, Redwood provides additional off-street parking throughout the site. The current plan shows 39
off-street parking spaces in addition to the 844 unit-related parking spaces, for a total of 883 parking
spaces in the neighborhood.
Third, Redwood prohibits resident and guest on-street parking in each resident’s lease and addendum.
The penalty is towing and is called out in the lease. All resident vehicles must be registered with the
leasing office.
Fourth, Redwood posts speed limits of 13 mph. Redwood neighborhoods mandate a low speed limit
that encourages thoughtful driving.
In all, the prohibition of on-street parking, adequate off-street parking, low speed limit, and wide drive
aisle width all work together to encourage responsible and slow driving in Redwood neighborhoods.
Redwood is able to create safe egress through thoughtful design, strong lease provisions, and a strong,
on-site management presence.
How Does Redwood Maintain Its Neighborhoods?
Each Redwood neighborhood has an active and funded operating and capital improvement budget to
ensure that the neighborhood continues to offer a sound, well-maintained, attractive home solution for
all stakeholders-- residents, investors, and the municipalities of which Redwood becomes a part. The
capital improvement budget can be applied to both building and infrastructure improvements. For
example, because Redwood neighborhoods have private, concrete roads, the capital improvement
budgets can address long-time road repair and maintenance as needed.
Please find below several current photos of Redwood’s neighborhood in Olmsted Township, Ohio. This
neighborhood was built in 2006-- one of its first! Exterior elevations and interior finishes have evolved
over the years.
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
Photo 1 Photo 2
Photo 3 Photo 4
You can see from the photos the continuing level of care and maintenance Redwood puts into its
properties. You can also see an example of how Redwood regularly invests in capital improvements. The
two attached interior photos show the on-going investment in upgrading interior finishes— note the
change from tile and carpet to plank flooring in Photos 3 and 4. Upgrades like these are made at
apartment turns.
In 2017, over ten years after its construction, this neighborhood also took home three top awards at the
Northern Ohio Apartment Association Key Awards, including a Gold Award for Overall Community
Appeal, a Top 10 award for Overall Community Appeal, a 100% award for Overall Community Appeal.
At $1447 - $1837/month, rents at the Olmsted neighborhood remain above market rate for the area,
even comparing to some of the newer local apartment
communities: https://www.apartments.com/olmsted-twp-oh/.
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7510 E. Pleasant Valley Road
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216.360.9441 byRedwood.com
Redwood will bring to its Plainfield neighborhood the same high level of commitment to care and
maintenance it it brings to all its apartment homes.
How Many School-Aged Children Will Live in the Proposed Neighborhood?
Based on historical data from its portfolio of 13,000+ apartment homes, Redwood expects that 23.74
school-age children will live in its Plainfield neighborhood. Across its portfolio, typically:
• 7 ½% apartment homes in any neighborhood will house school-age children.
• Those apartment homes with children contain 1 ½ children each.
• Thus, every 100 apartment homes in a Redwood neighborhood will house approximately 11
school-age children.
Redwood’s Plainfield neighborhood plan proposes 211 apartment homes. Using the calculation above,
Redwood expects to see 23.74 children in its Plainfield neighborhood. This includes children from
elementary school through high school. Most Redwood apartment homes, including all homes in the
Plainfield neighborhood, have two bedrooms and two bathrooms.
When reviewing this number, it’s important to consider general demographics of a Redwood
neighborhood. Across Redwood’s 13,000+ unit portfolio, approximately 70% of its residents are empty-
nesters, with an average age in the early 50s. Most residents come from within a 3-mile radius of the
neighborhood. Accordingly, most Redwood residents do not have school age children living with them.
For those that do, it’s Redwood’s experience that those, the children are already enrolled in the school
district.
Redwood complies with all FHA-mandated rental practices.
Is There Room in the School District for 24 More Children?
The proposed neighborhood is situated in Plainfield Community Consolidated School District 202. The
District’s website on August 12, 2020, indicates that school enrollment has declined since 2009. The
District is anticipating moderate growth, in the event of economic improvement. It states:
District 202's official 2019-2020 enrollment is 26,291 students based on the 2019 state Fall Housing
Report. In 1990, the district counted five schools and about 3,500 students. District 202 experienced
tremendous growth between 1997 and 2008. During that period, District 202’s enrollment increased by
about 1,000 to 2,700 students a year. Enrollment topped out at just under 30,000 students in 2009.
Enrollment has slowly declined since 2009 due in part to the Great Recession and normal growth patterns.
The district may again see moderate growth as the economy improves.
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
A declining school enrollment combined with the current uncertain national economy suggests that the
District can accommodate the 24 schoolchildren Redwood expects to see in its Plainfield neighborhood.
Why Doesn’t Redwood Age-Restrict Its Neighborhoods?
Across Redwood’s 13,000+ unit portfolio, approximately 70% of its residents are empty-nesters, with an
average age in the early 50s. Most residents come from within a 3-mile radius of the neighborhood.
This resident demographic makes Redwood neighborhoods very attractive to municipalities looking for
solutions that allow its citizens to age in place. Redwood chooses not to age-restrict its neighborhoods
for market-focused reasons.
How Individual Experience Affects the Market
First, Redwood residents generally skew slightly younger than 55, the youngest age-restricted limit. With
an average age in the early 50s, Redwood’s average resident would not qualify to live in an age-restricted
Redwood apartment neighborhood, drastically circumscribing the market for the neighborhood.
Further constraining the market, prospective Redwood residents who qualify for an age-restricted
community often feel too young for them. During the slow lease-up period at Redwood Hudson (one of
Redwood’s two age-restricted communities), the feedback from prospective residents was
overwhelmingly positive about the living spaces, garages, immediate access to bike trails, on-site staff,
and proximity to the town center with its upscale restaurant district but, “I’m too young to live in a senior
development.” This feeling is not unique to Redwood. Many empty-nesters considering downsizing
reject age-restricted housing because they worry age restriction will be too limiting and others simply
prefer the energy in an open age neighborhood. (The Appeal of Non Age-Restricted Communities,
www55places.com, March 4th, 2013).
Market Trends in Age-Restricted Housing
Beyond the Redwood experience, national population trends negatively impact the viability of expanding
age-restricted housing stock. As baby boomers age and die, adult population growth will begin to fall off
sharply in the coming decade. According to recent Census Bureau population projections, adult
population growth will start turning sharply downward later this decade. After increasing by close to 2.5
million each year for more than a decade, growth in the population age 20 and older will steadily decline
to about 1.5 million per year by 2050, a 40 percent drop. Despite their improving life expectancies, the
oldest baby boomers will soon turn 70, and begin to die off in ever-greater numbers. Today, there are
about 2.6 million deaths every year, but this number will rise to over 4 million a year by 2050. Meanwhile,
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
births are also projected to increase over the same time period, but only by about 500,000. Consequently,
the rate of natural increase (births minus deaths) is projected to fall dramatically. (What Will Happen To
Housing When The Baby Boomers Are Gone?, Joint Center for Housing Studies of Harvard University,
Tuesday, February 17, 2015).
Local Chicago metro population also evidences a decline in senior housing need. Metro population
between ages 45-65 is the core indicator for future senior housing need. In Chicago, in just one year,
that core indicator has declined by 1.3%. Coupled with the lower current occupancies in senior housing
of 86.4% (and in nursing care of 77.6%), overall need for the senior housing in the Chicago metro area is
forecasted to trend down over the foreseeable future. (2q2020 Chicago, Illinois Metro Market Report
NIC-MAP Data Services. NIC is the National Investment Center for Senior Housing and Care, a national
senior housing advocacy organization.)
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
Beyond that, the metro area senior housing market already shows excess inventory and lower
absorption. Occupancy for senior housing decreased from 87.7% in 2016 to 84.7% (as of 2q20), due in
part to the decline in senior population from the metro and an annual expansion of the inventory of
nearly 3% over from 2016.
Falling rents in age-restricted apartment communities and new, stricter lender underwriting guidelines
from Freddie Mac and Fannie Mae further complicate aggressive expansion of senior housing. These
population, demand, and absorption trends will have long-term implications for municipalities and
developers overstocked with age-restricted housing for which the pool of qualified residents has
depleted.
An Age-in-Place Solution
Redwood homes are built in a way that is tried-and-tested attractive to people looking to age in place.
For example, Redwood apartment homes have zero entry from the attached garage into the kitchen.
The apartments’ doors have lever handles instead of doorknobs. The baths are plumbed for grab bars.
There are no high HOA fees or bloated maintenance fees built into the rent. These amenities, along with
the high service level Redwood provides, make Redwood neighborhoods very attractive to empty-
nesters who choose to age-in-place without age-restriction while providing flexibility to respond nimbly
to population and market changes.
26
7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
Why Do Redwood Residents Make Great Neighbors?
As mentioned above, most residents come from within a 3-mile radius of the neighborhood. They are
already great neighbors with history and personal investment in Plainfield.
Additionally, Redwood utilizes strong approval criteria for every applicant (enclosed). With no exception,
each applicant is subject to credit, criminal, and rental history background checks. Every adult who lives
in a Redwood apartment home must go through the background checks; meaning, for example, if two
applicants would like to live in an apartment together, both must apply and satisfy background check
criteria. If an applicant has multiple DUIs in a given time period, Redwood will not lease to him. If an
applicant has any assault conviction at any time, Redwood will not lease to her. The consistent
application of strict approval criteria allows Redwood to control the make-up of its neighborhoods in a
way that single family HOAs without rental restrictions in their covenants cannot.
Redwood prides itself on its tight, close property management. The majority of Redwood neighborhoods
have a live-in leasing professional and live-in maintenance technician. On-site staff help assure a high-
quality living experience for its residents and a long-term premium product for its investors.
Nature of the Use/Who Is Redwood?
Redwood builds, and then owns and manages, single-story apartment neighborhoods across the
Midwest and southern states. Redwood owns and manages over 13,000 apartment homes in Michigan,
Ohio, Indiana, North Carolina, South Carolina, Kentucky, and Iowa. Redwood owns every apartment
home it has ever built.
Redwood builds only one thing: single-story, market-rate apartment homes with two bedrooms, two
baths, a 2-car driveway, a patio, and an attached 2-car garage. Redwood apartment homes are built as
a home replacement, rather than as a traditional apartment complex. They are designed to attract
residents who rent by choice. Nearby Fort Wayne, Indiana is home to four Redwood neighborhoods:
• Redwood at Fort Wayne Brafferton Parkway, 14134 Brafferton Parkway, Fort Wayne, IN 46814
• Redwood at Fort Wayne Cowen Place, 1208 Cowen Place, Fort Wayne, IN 46825
• Redwood at Fort Wayne Frost Grass Drive, 4021 Frost Grass Drive Fort Wayne, IN 46845
• Redwood at Fort Wayne Kinzie Court, 5450 Kinzie Court, Fort Wayne, IN 46835
You can preview all existing Redwood neighborhoods at www.byredwood.com, and virtually tour its
apartment homes at https://www.youtube.com/channel/UCkm7Biar4V_dW00xRovr5pA.
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7510 E. Pleasant Valley Road
Independence, OH 44131
216.360.9441 byRedwood.com
Conclusion
Plainfield is an excellent fit for a Redwood neighborhood. The demographics, amenities, and
community-feel match well with a typical Redwood neighborhood. In turn, Redwood can offer Plainfield
a distinctive choice for its residents to age in place and to remain rooted in the Village long into active
adult life.
I respectfully submit this application. I welcome any questions or feedback you may have about this
application and look forward to the process of becoming part of Plainfield.
Yours,
Kellie McIvor
Kellie McIvor
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Front Elevation & High Profile Side Elevation
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High Profile Side Elevation & Standard Rear Elevation
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High Profile Side & High Profile Rear Elevations
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Front Elevation & High Profile Side Elevation
WILLOWOOD FRONT 35
WILLOWOOD END
High Profile Side & High Profile Rear Elevations
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Redwood Plainfield
Rear & Side High Profile Elevation Locations
High Profile Rear Elevation High Profile Side Elevation
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Snow Plow Plan
Redwood Plainfield
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