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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. 1 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. 2 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 3 Plan Commission Minutes September 1, 2020 Page 2 of 4 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 4 Plan Commission Minutes September 1, 2020 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 5 Plan Commission Minutes September 1, 2020 Page 4 of 4 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 6 7 8 9 10 11 12 13 14 15 /RFDWLRQ0DS5HGZRRGDW3ODLQILHOG (DJOH9LHZ3LFWRPHWU\6RXUFHV(VUL+(5(*DUPLQ,QWHUPDSLQFUHPHQW3 &RUS*(%&286*6)$213615&$1*HR%DVH,*1.DGDVWHU1/ 2UGQDQFH 6XUYH\ (VUL -DSDQ 0(7, (VUL &KLQD +RQJ .RQJ  F 2SHQ6WUHHW0DSFRQWULEXWRUVDQGWKH*,68VHU&RPPXQLW\3ODLQILHOG*,6 3DUFHOV 3ODLQILHOG0XQLFLSDO%RXQGDU\ 30    PL    NP  3ODLQILHOG6WDII &RXQW\RI:LOO(VUL+(5(*DUPLQ,1&5(0(17386*6(3$86'$_(DJOH9LHZ3LFWRPHWU\_3ODLQILHOG*,6_3ODLQILHOG*,6_:LOO&RXQW\*,6_13061DWLRQDO5HSRVLWRU\_ Subject Property 16 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. 17 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; 18 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: 19 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. 21 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/. 22 7510 E. Pleasant Valley Road Independence, OH 44131 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. 23 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, 24 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.) 25 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. 27 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 28 29 30 31 Front Elevation & High Profile Side Elevation 32 High Profile Side Elevation & Standard Rear Elevation 33 High Profile Side & High Profile Rear Elevations 34 Front Elevation & High Profile Side Elevation WILLOWOOD FRONT 35 WILLOWOOD END High Profile Side & High Profile Rear Elevations 36 Redwood Plainfield Rear & Side High Profile Elevation Locations High Profile Rear Elevation High Profile Side Elevation 37 Snow Plow Plan Redwood Plainfield 38 39