PLK Communities announced plans to build a 55-plus, age-restricted apartment complex on the Montgomery Maple parcel previously occupied by Frisch’s, saying the developer expects a 174-unit, two-building project and would use a 4% low-income housing tax-credit financing structure paired with a county equity investment.

The developer, Nick Lingenfelter of PLK Communities, told the Norwood City Council meeting attendees that the site remains under remediation and that a small portion of contamination sits on city property next to the sidewalk. “There is still some limited cleanup remaining,” Lingenfelter said, adding that PLK has committed to finish the cleanup as part of its agreement with the U.S. Environmental Protection Agency.

The proposal calls for two four-story buildings with a total of about 174 units and an age restriction of 55 and older. Lingenfelter described the project as workforce or “mid-tier” affordable housing — not deeply subsidized units — and said rents would average about $1,200 per month, with one-bedroom rents generally in the $1,000–$1,100 range and two-bedrooms roughly $1,400–$1,600. He said unit income limits will be set by AMI tiers (50%, 60%, 70% depending on unit type) and that the development is expected to include a substantial solar component to lower utility costs for residents.

Why it matters: PLK told the council it purchased the blighted site to clear and remediate it after previous ownership left the property in poor condition. Lingenfelter said PLK has spent roughly $4.5 million to $5 million so far on acquisition, demolition and cleanup and that leaving the parcel idle would prolong blight and municipal costs.

Details and context: Lingenfelter said the property’s business-district zoning permits residential use, requires a minimum of three stories and imposes few setbacks; because of that zoning the project does not require major variances. He said cross-easements tied to the former Frisch’s tenancy constrained buildable area until PLK negotiated new access with the adjacent tenant, and that a new road alignment splitting the two parcels has been permitted.

Financing and partners: PLK described the plan as a “non‑competitive” 4% tax-credit deal that requires more developer contribution than a 9% (deeply affordable) tax-credit project. PLK said it will be a 50/50 development partnership with an Indianapolis-based operator identified in the meeting as “Virgin Health,” which the company described as an operating partner with experience in multiple states. Lingenfelter said PLK would not realize typical development profits during the tax-credit compliance period and called the county’s contribution “the equity” in the financing structure.

Public concerns and developer responses: Residents raised concerns about long-term upkeep, the loss of potential ground-floor commercial space in the city center and the possible effect on property values and municipal revenues. Tom Campbell, a resident, asked how the project benefits the city’s tax base; Lingenfelter and Council members replied that tax abatements typically apply to improvements for tax-credit projects, that land taxes remain payable, and that the financing structure and compliance requirements limit the pool of potential future owners.

On-site conditions: Lingenfelter identified the remaining contamination as a small area “under the sidewalk,” describing it roughly as a six-by-eight-foot footprint that has not been removed to avoid tearing out public sidewalks until coordinated with the city. He said PLK’s EPA agreement requires them to finish remediation.

What the meeting did not decide: This session was a public presentation and Q&A; the council did not vote or take formal action on abatement, rezoning or incentives. Several residents asked the city to study long-term impacts on municipal services and to consider alternatives that allow ground-floor commercial space in the business district.

Ending: Lingenfelter said the developer prefers development to continued vacancy and would share market studies with city staff; he reiterated that PLK has carried the property and the remediation costs for years and needs an option to move forward rather than let the lot remain blighted."