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March 18-March 31, 2015 — COLORADO REAL ESTATE JOURNAL — Page 7B
T ransformation. No
other word can
describe senior care
more succinctly. At every level
of senior care there are new
trends, new technical and
medical advances, and new
consumer-driven requirements
developing daily. Some
providers will adapt to the new
market of choice, while others
will be conquered by it, but
for consumers it means more
choices and a better quality of
life.
Currently, there is a shift from
designing facilities for senior
housing to designing facilities
for senior living. Baby boomers
account for approximately 25
percent of the population, and
all are now over 50 years old.
Recent studies show that 80
percent of baby boomers who
are relocating want affordable
recreational opportunities,
along with strong local senior
care services when deciding on
their relocation destinations.
Seventy-five percent of baby
boomers agree that arts
and cultural activities are
important to them and 70
percent prefer a midsize city to
smaller towns. For many baby
boomers, urban facilities are
an appealing option because
they offer theaters, restaurants,
shopping, financial services, art,
museums, parks and healthcare
all within walking distance
or close proximity to public
transportation.
Creative ways to develop and
operate senior living facilities
are continuously evolving.
The longstanding assisted
living archetype based on
filling rooms and providing
an in-house menu of services
is being replaced by virtual
assisted living. The facilities
of the future will partner
with providers to offer care
to residents when and where
they need it. This model gives
residents the option to venture
out when they are active and
healthy, but also allows for
in-house care as needed.
So how do we design for
the future senior? Mixed-use
buildings. Mixed-use buildings
can include residential space,
but also can provide public,
senior-focused service and
retail options, such as fitness
and therapy centers, adult
daycare centers, medical or
dental offices, pharmacies,
urban grocers and restaurants.
These public amenities attract
seniors to the community and
allow for independence with
a sense of security but can
also provide home health care
as residents lose their ability
to maintain their health or
homes. Mixed-use facilities
provide a win-win situation for
residents and families as well
as for developers who benefit
from higher occupancy levels
for longer periods of time.
Engaging seniors in urban
neighborhoods provides
enormous emotional stability
and a sense of belonging.
Consider all areas of the site
as opportunities for people
of all ages and abilities to
engage with the outdoors.
For example, make the
journey from the parking
lot comfortable, safe and
pleasurable by providing
sidewalks wide enough for
two people to walk side-by-
side. Place landmarks that can
be used to measure progress
but also provide support and
interactivity. Use all available
outdoor space, including
rooftop decks, to incorporate
accessible flower and vegetable
gardens, and be sure to
include a plant palette that will
provide year-round interest.
When programming
mixed-use facilities it is
essential to consider building
support spaces, adequate
staff spaces, administrative
offices, marketing offices,
required circulation space, and
parking and delivery areas.
Consultation with the local
health department regarding
guidelines for health care
spaces is highly recommended.
Design your facility to provide
ample amenities for residents
and staff, but remember, not
everything has to be built at
the same time. Budgets and
resident interest inevitably will
fluctuate over time, so plan for
a tactical approach to change.
The best tool for this is a well
thought out master plan that
can be reviewed annually.
It is time to design more
flexible and engaging facilities
for senior living. While we
are designing for those in
their 80s, we must remember
that our buildings need to be
adaptable in order to minimize
the work required to renovate
and transform for future
generations.
D esigning spaces for
human habitation
requires more than
just attention to detail. Not
only do designers have to
keep the weather out, create a
welcoming place and integrate
life safety into the design, but
also they have to understand
human behavior and how
humans interact within the
designs. Human beings
tend to thrive in spaces that
complement natural behavior
tendencies, so it is critical to
understand the subtleties of
the space needs and behavior
patterns of a variety of age
groups.
Interestingly, millennials
and seniors are beginning to
require similar components
in their ideal housing choices.
Millennials are increasingly
moving toward smaller
residential spaces if they
offer a prime location, such
as near an urban core or
transportation hub. As seniors
downsize from their suburban
homes, they are moving
into living accommodations
typically a fraction of the size
of what they had before. Both
age groups are demanding
more walkability, amenities
and affordability from the
development and design
community. Although there
are many differences to what
these two age groups demand
in their housing, there are a
surprising number of the same
challenges that lead to similar
design solutions.
Similar Challenges Lead
to Similar Solutions
Community connection.
In general, humans have an
innate desire to be near other
humans. Regardless of age,
there is an inherent desire
to see and be seen. It is also
important to be near places
with convenient shopping and
dining, as well as community
spaces such as fitness centers
and parks. Millennials prefer
living in areas with good
restaurants, bars and an active
nightlife. They also want to
be in close proximity to retail
and other services such as dry
cleaners and grocery stores.
These areas should be within
walking distance. Retirement
communities also thrive with
walkable connections to these
same spaces, activating them
often during daytime hours
when millennials are at work
or school. A community
for either age constructed
with this type of community
connection could reduce the
amount of internal space a
community must dedicate
to gyms and fitness rooms,
gathering spaces and theater
areas, while providing enough
private facilities that offer a
convenience and exclusivity
that both age groups often
desire.
Getting around. Myriad
transportation options
continue to evolve with the
Internet and increased use
of smartphones. Community
and public vehicle options like
car2go, Uber and specialized
senior shuttle services
encourage millennials and
seniors alike to get rid of their
cars.
Parking and vehicle
circulation can drive up the
property size requirements
of residential projects very
quickly. Parking is always a
challenge on small properties
or for those in urban areas,
and some zoning in Denver
allows for a zero parking space
requirement for projects with
microsized units. In retirement
communities, a parking space
can be an additional cost, so
there is incentive to get rid of
a car if it is not being used.
As transportation options
continue to increase, we are
likely to see decreased reliance
on individual automobile
ownership.
Home grown. Community
gardens and greenhouses
are becoming common in
housing for all ages. Not only
is gardening a shared hobby
between these two generations,
but as the awareness of
organically grown food has
become more common, there
also is a greater demand
for amenities that allow for
individual food growth. This
desire for personal gardening
spaces in housing is present
for all age groups and all
densities; it is becoming a
universal trend that extends
across generations. Some
communities even include
chicken coops and rabbit
hutches near their gardening
areas. These types of outdoor
spaces are sought out across
the spectrum from millennials
to memory care residents.
Outdoor spaces. There is also
a strong need for connection
to the outdoors. Living spaces
thrive when a resident has
easy access to the outdoors,
whether to a park, a courtyard
or surrounding natural open
spaces. Placement of outdoor
spaces in a community is
designed to take advantage of
the benefits of natural sunlight,
have vegetation that can be
seen and touched, and provide
places for tenants to see and
be seen. It is often impractical
to provide a balcony or private
outdoor space in a micro unit.
Many microunit developments
look to well-designed exterior
spaces, such as courtyards and
rooftop gardens, to provide
the outdoor connection.
State regulations for assisted
living, memory care and
skilled nursing can prohibit
balconies on units above grade.
Retirement communities
rely on well-planned outdoor
spaces in their community
to assist in promoting and
maintaining overall resident
wellness. These spaces also can
be used for outdoor exercise
and physical therapy.
Lobby spaces. Lobbies have
become far more than a
simple entrance to a building
or community. Walking into
a modern condominium
or rental community lobby
designed for millennials, one
will encounter everything from
lounge areas with seating,
flat-screen televisions and
electronic information boards,
to coffee stations. These on-site
amenities foster internal
gathering when outdoor
spaces are not practical due
to weather. The residents also
demand a higher level of finish
in lobby spaces.
Seniors have the same
demand of their communities.
Lobby spaces commonly
utilize technology to display
community information
and events, and plentiful
seating allows residents to
gather. Like communities for
younger generations, senior
communities have higher levels
of finish and include features
like fireplaces and water
fountains. It is common to find
a bistro in the lobby of many
senior communities offering
coffee and other beverages.
Both age groups benefit
from their communal “living
rooms” as natural places for
community connection.
Unit flexibility. There are
many challenges shared in
designing living spaces for
millennials and seniors as
they push toward smaller but
flexible spaces. Designers
examine different areas in
each space and look for ways
to provide multiple uses for
maximum versatility. In a more
efficient unit, design strategies
such as TVs on rotatable
mounts between bedroom
and living room can create a
feeling of room separation in
what previously would have
been an open studio unit.
Now microunits and senior
residences can be designed
with very efficient footprints
that still give the feel of
separate rooms.
As the lines between
generations blur, designers
are looking for solutions
that make sense and cross
the generational gap. Young
or old, we all want to feel
connected to a vibrant
community that welcomes
our participation and values
our contributions. Housing
is an important stage for
this positive interaction,
and plays an integral part in
thriving communities for both
millennials and seniors.
Gary Prager
Senior life practice lead, H+L
Architecture, Denver
Jami S. Mohlenkamp
Senior associate, OZ Architecture,
Denver