CREJ - Healthcare Properties - July 2017
Building senior living communities relies on adherence to a stringent set of requirements in order to comply with state and federal building codes and licensing, as well as to create spaces that are comfortable while being private and secure. When choosing sites for senior living residences, designers and architects often collaborate with developers and operators on new out-of-the-ground construction, often in suburban or less densely populated areas with space for construction. If the desire is to construct a community in an established neighborhood, the only option may be to convert an existing building. Potential buildings for a conversion could include former office buildings, retail stores or medical facilities. Because many cities are experiencing rapid population growth and subsequent development, more developers are seeking buildings that they can repurpose and convert to senior living residences. Our senior living practice has devised a series of adaptive reuse tips for selecting the best existing spaces for senior living residences, taking into account the building’s location and community integration, the building’s condition, and its existing layout and utilities. Choose the Right Location Successful site selection has a lot to do with location. Because there aren’t many undeveloped multi-acre sites available in urban or dense areas, more senior living developers and operators are choosing to repurpose older buildings that originally were built with a separate purpose in mind. Community integration is key, and a successful senior living residence often will be complemented by what’s located around it, since conversion sites may not always be located in areas conducive to senior living. Ideal locations usually include a mixed-use environment within walking distance containing a grocery store, restaurants and retail. Buildings in industrial areas or office parks may be less convenient, feel more isolated and have safety concerns for the residents. Depending on the acuity level of residents, a location close to existing medical care facilities often outweighs the proximity to retail and grocery stores. Independent living residents may be more drawn to amenities like retail and restaurants, while assisted living will benefit more from proximity to medical facilities. An ideal building for a conversion might include multiple services on the first floor, such as retail shops, restaurants and even medical offices, with the opportunity for conversion to residential apartments above. Consider the Building’s Condition When looking at an existing building that may be converted, there are several things to look for to keep the conversion financially viable. Care should be taken to verify that the building’s structural system is in good shape, and can support loads for common areas and amenity spaces. A conversion will also trigger code updates that could include fire ratings of structure and walls, fire sprinkler updates and egress compliance. Converting an existing building can be efficient compared to building from the ground up, however, some buildings have to be renovated so extensively that they pass the breaking point of being worthwhile. Care should be taken early in the selection process to verify the building has the components necessary to make a conversion successful. Assess the Building’s Structure There are a few key components that are important to think about when converting an existing building to a senior living residential community. First, consider the floor-to-floor height. There should be about sufficient height between each floor to constitute an effective living space. Converting older buildings may present challenges with ceilings that are too low, while converting warehouse spaces may present challenges with ceilings that are too high. Likewise, be sure to pay attention to the building’s windows. Office buildings or former retail space with floor-to-ceiling windows may need to be renovated to a more homelike setting. It’s better to find buildings with punched opening windows, ideally spacing that works well with bedroom and living room dimensions. If the building is multiple stories, consideration should be given to the size of an existing elevator. Senior living communities often provide an elevator capable of carrying a stretcher, and an existing building may not have a big enough elevator cab. Some multiple-story buildings do not have an elevator, and a retrofit to put one in may prove too costly. Consider Existing Utilities and Equipment It’s also important to take a look at the existing utilities, such as water, gas and electrical service. Consider that an office building probably has a few central restrooms and low water demand, while a residential building will have higher daily water usage. Converting a building into individual apartments and adding a commercial kitchen will increase the water demand, and an increase in water tap size may be required. Similarly, the existing gas and electric infrastructure may affect the success of a conversion to a residential use. Many office buildings already have high electric uses, but an engineer should verify the power capacity based on the intended program for the community. The gas service may need to be increased with the addition of a commercial kitchen or additional HVAC equipment. It is becoming harder to find sites of the right size without looking farther away from established neighborhoods and urban cities. While architects and designers may find challenges in converting buildings to senior living residences that were previously used for office or retail, the benefits can be many, including integrating seniors into the fold of urban communities, as well as choosing to follow the sustainable practice of adaptive reuse.