Colorado Real Estate Journal - March 18, 2015
Designing 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.