Redwood Master

Plan,

Renovation and

Expansion

The Brewster Place Leadership Team selected RDG to guide them through a master planning process to reposition their existing, independent living facility, known as The Redwood Building. The five-story, concrete structure was built in 1968 and served as the original independent living building on this Topeka-based campus. With undersized and outdated apartments, this independent living operation had experienced a decline in occupancy and was no longer relevant to market demand and expectations. This building, which serves as the social hub for the independent living residents across the campus, was severely deficient in common area amenity spaces. The senior living planning team within RDG worked closely with engineering consultants and the Weitz Company to analyze the existing building systems for functionality and structural integrity. This process was beneficial in developing a long-range capital improvement plan to be executed by the in-house property management team. Repositioning scenarios were developed along with construction and development cost models that were used to prepare a number of operational and financial models for board consideration. Through a collaborative process, RDG in conjunction with Tony Ewert of ARI, developed a financially viable scenario that projected increased revenue to cover the renovation costs of the building, while generating a return on the investment. Through the strategic development of new, sixth floor penthouse apartments, this enhanced entrance fee model will become a catalyst for improving resident experience. Existing apartments on the first and fifth floors will be renovated and “right-sized” to meet current and future market expectations for amenities, finishes, ensuite bathrooms and open floor plans.   To further develop the social atmosphere of the Redwood Building, the planning and design includes a complete renovation of the main kitchen and adjacent dining room to enhance resident experience. The dining room will include various seating options to support resident choice and engagement. This area will be transformed from an “eat to live” space, to a “live to eat” environment, focused on the culinary experience. This first floor renovation of the common area amenities will also focus on social interaction and life-long learning and skills development in the game rooms, library and arts and crafts studio. The arts and crafts studio is being relocated from a remote and under-utilized location to a prominent position near the front door of the Redwood Building. This strategic relocation will enhance access to this important, life-enriching activity for residents across the campus. The RDG team has completed the schematic design phase and received board approval to move into design development. The construction cost model, updated by the selected construction manager, Simpson Construction, was within the budgetary constraints of the financial pro forma. Priority sales have begun for the new, penthouse apartments as well as the reconfigured, larger fifth-floor apartments by the in-house marketing team at Brewster Place.