Baby Boomer Housing by Patrick Reinhard

Baby Boomer Housing M.Arch Terminal Project

Table of Contents

01 Final Work Project Statement & Goals

pg. 4

Site Analysis

pg. 8

Project Information

pg. 16

Project Drawings

pg. 18

02 Research Case Studies

pg. 48

Text-Based Research

pg. 54

03 Appendix Work Cited

Photo Credit: Andy Heatwole

pg. 64

Final Work 1.1 Project Statement Baby Boomer Housing A major generational shift is leading to changes in the way we think about senior housing. Project Completed By: Patrick C Reinhard Terminal Studio Project Master of Architecture Program University of Oregon, Eugene, OR. Submitted for completion of Master of Architecture degree, June 2016

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The Baby Boomers have always been a generation that makes their own rules and sets their own standards. With about 75 million Boomers in the U.S. (“BBHQ: What’s a Boomer”) they were a large driving force in many of the products, designs, and environments we now experience everyday. Although they’re categorized into one generational label, they are far from similar and have a wide range of interests and agendas. Born between 1946 and 1964, they were a part of, and helped to shape, some of the most interesting eras in U.S. history and continue to be a leading influence in the job market and economy. Currently, Boomers range in age from 51 to 69 years old. The number of households ages 65 and older is set to increase by 16.7 million from 2010 to 2030 (Batdorf, 32) which is going to put pressure on the senior housing field to respond. Much like they have in the past, Boomers will expect very different things than that of their parents, leading to changes in the way we think about senior housing. The needs and wants of the Baby Boomer generation are causing designers to rethink this type of housing and the tactics with which we design for the elderly. In today’s senior housing industry there are three main categories, as well as a multitude of variations, in which seniors can choose from (“Senior Housing 101”). These categories are divided based on the level of care provided to the resident which is based on their medical needs. The first category is comprised of independent living (IL) communities. These communities cater to seniors who are very independent and typically do not need any medical assistance. Usually restricted to ages 55 and older, independent living communities have options that are based on resident’s living preference. They are

senior apartments, cohousing, and age restricted, or 55+, communities. Depending on the option chosen, there are sometimes other amenities offered such as meal packages and social outings planned for the communities. The second category is made up of assisted living (AL) options that are designed for seniors who are no longer able to live on their own safely, but do not require a high level of care. This is the more typical option when you people of “senior housing”. This option is provided through either assisted care communities or home personal care. Help is provided for daily living activities, such as dressing and personal care, community services, such as laundry and cleaning, and health services, including taking medicine. Meal plans are integrated into lease agreements as well as social activities and scheduled transportation. The last category consists of skilled nursing facilities (SNF) which provide the highest level of care for seniors who are in need of 24-hour nursing care. This category also includes Memory Care, for people with dementia or Alzheimer’s. Care is provided around the clock by licensed nurses and residents typically share a room, much like the older designs of hospital rooms. Another popular senior housing option that encompasses all three categories is Continuing Care Retirement Communities (CCRC). These communities provide a continuum of care as a resident ages and gradually needs more care. Even though they’re expensive, they’re popular because they provide residents with the peace of mind that they are taken care of for the rest of their lives. While these options are available and widely used, Boomers are pushing for different options. Typically, these options are located in areas that are far from

cities, meaning entertainment and dining options— hence the need for transportation services. This along with the negative connotations that these options have in people’s mind’s only stress the need for newer options even more so. Recent study’s show that Boomers are staying in the workforce longer than generations that have come before them. Come 55 they aren’t ready to settle down and retire, but instead lead more active lives than their parents did at this age. Thanks to modern medicine boomers are staying healthier longer and because of the lack of a need for care they don’t see moving into a retirement community as an option. In fact, only 37% of Boomers even plan on moving from their existing home, according to a Multifamily Executive report (Batdorf, 32).

This terminal studio project aims to take a critical look at the way senior housing is currently being conceived. As stated before, Baby Boomer’s are going to put pressure on the senior housing market to change their approach to aging design. This project will analyze the factors that are working for and against the current versions of senior housing and propose a new model for independent living senior apartments targeted towards the aging Baby Boomer population.

Austin, Texas is a city most widely known for its cultural influence in music, food, and film playing host to a number of events surrounding these arts. This, along with many other, is a reason the city has recently become one of the fastest growing cities in the country. According to SeniorHousingNet.com, a website that helps seniors find housing around the country as provides many other resources, Austin is on the list of top 25 cities in the country for independent living (“Independent Living Communities and Apartments”) and a couple years ago was ranked in the top cities for retirement by Forbes (“Forbes”). Austin satisfies many of the requirements seniors seek in a new form of housing and has plenty of options to satisfy a range of people’s tastes.

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As Boomers come into the age of their family either moving out of the house or moving further away, there is no longer the need for a four-bedroom home that comes with a substantial amount of maintenance. Because of this, Boomer’s are really looking for a lot of the same things that young professionals and Millennial’s are searching for, mainly convenience. They are looking for lower housing expenses, less maintenance, less work, and less worry. Similar to Millennial’s they want to be “close to it all”. Being in a walkable neighborhood allows Boomers to be located close to entertainment and dining options as well as the security of “eyes on the streets” as Jane Jacobs puts it. Since Boomers are still active and not yet in the frail state of dependence, many of them want to stay away from retirement communities for the want of independence. If they might need help with personal care they would rather get services in home than living in a facility that provides it.

The goal of this project is to develop this new model of senior housing that promotes an environmentally sustainable and socially healthy lifestyle for seniors that uses aging in place strategies to ensure the longevity of residents as they grow older.

The site chosen for this project is in the east part of Austin, a neighborhood that has been a historically cultural epicenter for the city. Austin has recently developed a framework for a transit system that aims to connect the large metropolitan city. East Austin is one of six transit oriented districts planned and is the last stop before the end of the line at the convention center in downtown Austin. Using this site in the Plaza Saltillo Transit Oriented Development (TOD) and adjacent to the Plaza Saltillo Transit Station for senior housing provides opportunities for seniors to take advantage of all the things that make this city great. TOD’s remain vibrant due to the density and amount of services and amenities available within a short walk of residences.

01 The regulating plan for the Plaza Saltillo TOD specifies a prescriptive design aimed to unify the whole area involved in the plan. This plan has led to a building massing which is three stick-framed stories of residential units over a commercial concrete podium level that also holds the main lobby for residents and secured car and bicycle parking.

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The ground floor allows for different sizes of businesses to rent out the storefront space with the units on the principle arterial street surrounding the site, Comal Street, being larger than those on the smaller East 4th Street. The site backs up to an alleyway that allows for a service side to the ground floor and a driveway into the parking garage. The main lobby is situated off this more residential street allowing a more comfortable entrance for current and prospective residents than the fast paced Comal Street. As a way to promote alternative transportation, the lobby has spaces devoted to ride share bicycles that residents can rent out and take around the city with friends and family. Another entry vestibule is located on the northwest corner of the building to allow for quick access to residents coming from the Plaza Saltillo Station. Above, in the residential portion of the building, two courtyard create a figure eight plan to allow all units’ access to the outdoors as well as spaces for communal engagement. The southern courtyard is designed around the extrovert. It has barbeque grills, social seating, and connection to the fitness center and community kitchen and game room. In contrast, the northern courtyard is focused around the introvert with landscaping that provides more individual seating in a serene environment. These allow for different social areas giving resident the choice of the level of engagement they wish to be apart of. This first level has most of the amenity spaces, aside from the raised bed planters on the third level. Units in the complex are comprised of

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studio units, one bedroom units, and two bedroom units. The studio spaces are special in that they are intended as guest suites, another amenity for the residents. Guests can rent these spaces for multiple nights instead of crowding resident’s units. These suites also act as places for care takers if guests should need in home care. Two of the three guest suites open directly to the adjacent one bedroom units to provide a connection between caretakers or guest and residents. The units then mainly consist of one bedroom units with six two bedroom units per floor surrounding the corners that are not occupied by vertical circulation. Along the hallways are various seating nooks that allow residents more areas to connect with their neighbors or hide away and get out of their units. As mentioned, the third floor has a roof terrace that provides space for raised bed planters, one of the many desired amenities of seniors. The unoccupied extensive green roof helps to cool the building down and reduce the heat island effect of the building as well as manages rainwater run off as Austin receives approximately 30 inches of rain per year. Some of the rainwater is collected in metal cisterns for use by gardeners. An array of solar panels takes advantage of the sunny Austin climate for use in offsetting some of the electricity used by the project. Incorporating strategies of both CCRC’s and contemporary apartment design helps to create an environment that promotes environmentally sustainable and socially health lifestyles that is sought out by seniors from the Baby Boomer generation. This project provides 104 units in a gentrifying part of the city that will be known for its multitude of shopping, dining, and entertainment options, as well as a connection to a transit system that promotes an alternative and environmentally responsible way of living.

Every industry is going to be affected (by the aging population). This creates tremendous opportunities and tremendous challenges. - Pat Conroy, American Author

1.2 Project Goals

Design Adapatable and Accessible Environments

Create Space That Appeal To Everyone

Promote a Healthy Lifestyle

Throughout the project, develop spaces that work to promote social engagment. Engagement among neighbors help to create a sense of community within the building. Community is a key characteristic of senior living centers as it is thought to encourage healthy aging. This also helps fill a void that is opened as Boomers move away from their old homes and neighborhoods in communities theyâ&#x20AC;&#x2122;ve worked so long to develop.

Use Universal Design and Aging-In-Place strategies to create environments that are accesible by people of all ability and dissability. Utilize these strategies in both public and private spaces in the design of thresholds, pathways, seating and gathering spaces, and other environments that seem fit. Allow for adaptability within these areas as residents age and their needs change. This allows for residents to age-inplace and create a new home in this apartment complex rather than an intermediate living space to an assisted living facility.

Within the different amenities and communal areas, create a variety of spaces with different levels of privacy. By doing so, these spaces appeal to the multiple personalities and needs of the residents. This strategy realizes the goal of inclusive design throughout the project and provides people with comfortable spaces in which to socialize and relax.

Design environments that help promote a healthy and active lifestyle in a multitude of different ways. As we age, staying healthy becomes increasingly more difficult. By promoting healthy alternatives to the traditional way we go about our day this project aims to keep residents living on their own and out of care much longer. A healthy lifestyle can be one that promotes a healthy body or healthy relationships among residents.

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Encourage Social Engagement and a Sense of Community

01 Final Work

1.3 Site Analysis

Location:

Austin, Texas

Neighborhood:

East Cesar Chavez

Address:

1600 E 4th St

Site Dimensions:

300 ft x 150 ft (45,000 sf / 1.03 ac)

Sun Path

Wind Direction

Avg. Temperature

Avg. Annual Rainfall

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01 1.4 Plaza Saltillo TOD Plan Summary The Plaza Saltillo station planning area was identified in the TOD Ordinance to include the area generally bounded by E. 3rd Street to E. 7th Street and between I-35 and Chicon Street. It includes portions of three Neighborhood Planning Areas – Central East Austin, East Cesar Chavez, and Holly. The 32-mile Red Line, that is the first Capital MetroRail line, will connect downtown Austin to Leander on existing rail tracks with nine initial stations planned. Plaza Saltillo is one of the first station areas to undergo the station area planning process along with two other stations. Transit-Oriented Development (TOD) is new development that takes advantage of its location near transit. There are six TOD districts planned as part of the station area plan. These TOD districts are an important part of the City’s “goal to manage growth in ways to reduce reliance on automobile use, promot transit use, walking and biking, and create lively and safe areas around transit stations” (SITE). Planning for the Plaza Saltillo TOD began in February of 2007 by a team of consultants led by PB Americas. Public education and involvement meetings were held to draft a plan that was shaped by the community and their input. TOD Design Principles: 1. Greater density than community average. 2. A mix of uses.

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3. Quality pedestrian environment. 4. A defined center.

East Cesar Chavez Neighborhood Plan Goals 1. Provide zoning for a mix of businesses and residential uses in commercial areas. 2. Ensure that new structures, renovations and businesses are compatible with the area. 3. Create and preserve physical features and activities to reinforce the neighborhood’s cultural identity and history. 4. Improve vehicle, bicycle, and pedestrian traffic safety neighborhood streets. 5. Make better use of 4th and 5th street rail corridor. 6. Improve and promote mass transit service in the neighborhood. 7. Attract or develop businesses that serve essential neighborhood needs. 8. Provide opportunities for cultural arts, recreation, and leisure activities.

Benefits of Transit Oriented Districts From the Plaza Saltillo Station Area Plan (SAP): By implementing TOD and coordinating investment in transportation and land use projects, communities can make significant progress toward improving their quality of life. The extent to which this progress is made depends largely on the type and quality of transit service available as well as the primary characteristics of the TOD. Ten major benefits from TOD are: 1. Providing mobility choices. By creating “activity nodes” linked by transit, TOD provides much needed mobility, including options for young people, the elderly and people who do not own cars or prefer not to drive.

2. Increasing public safety. By creating active places, which are busy through the day and evening and providing “eyes on the street”, TOD helps increase safety for pedestrians, transit users, and many others

3. Increasing transit ridership. TOD improves the efficiency and effectiveness of transit service investments by increasing the use of transit near stations by 20 to 40 percent, and up to five percent overall at the regional level.

4. Reducing rates of vehical miles traveled (VMT). HIP Terminal Studio 2016

Vehicle travel has been increasing faster than population growth. TOD can lower annual household rates of driving by 20 to 40 percent for those living, working, and/or shopping within transit station areas.

5. Increasing disposable household income. Housing and transportation are the first and second largest household expenses, respectively. TOD can effectively increase disposable income by reducing the need for more than one car and reducing driving costs, saving households $3,000-4,000 per year.

6. Reducing air pollution and energy consumption rates. By providing safe and easy pedestrian access to transit, TOD can lower rates of air pollution and energy consumption. TOD can also reduce rates of greenhouse gas emissions by 2.5 to 3.7 tons per year per household.

7. Helping to protext existing single-gamily neighborhoods. TOD directs higher density development to appropriate areas near transit, thereby reducing pressure to build higher density development adjacent to existing single-family neighborhoods.

8. Playing a role in economic development. TOD is increasingly used as a tool to help revitalize aging downtowns and declining urban neighborhoods and to enhance tax revenues for local jurisdictions.

9. Contributing to more affordable housing. TOD can add to the supply of affordable housing by providing lower-cost and accessible housing, and by reducing household transportation expenditures.

10. Decreasing local infrastructure costs. Depending on local circumstances, TOD can help reduce infrastructure costs (such as for water, sewage, and roads) to local governments and property owners by up to 25 percent through more compact and infill development.

01 1.5 Zoning & Land Use Code Zoning:

TOD - CURE - NP

Zoning Overlay:

Neighborhood Planning Area (East Cesar Chavez) Residential Design Standards TOD (Plaza Saltillo, Neighborhood Center, Approved Station Area Plan)

Regulating Plan:

Plaza Saltillo

Land Use Designation:

TOD - Mixed Use Subdistrict

CB BD

BD D

GO-VV CO-NP V-

MF-4-H-NP P

CS-MU-CO-NP

L-NP

CS-CO-MU-NP

TO OD-NP

e iv

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TOD-NP

Co lo ra do

PDA A-NP

-NP

PUD-NP

Zoning & Land Use DeďŹ nitions:

Transit Oriented Development (TOD):

A moderate to higher density development, located within an easy walk of a major transit stop, generally with a mix of residential, employment and shopping opportunities designed for pedestrians without excluding the auto. TOD can be new construction or redevelopment of one or more buildings whose design and orientation facilitate transit use.

Central Urban Redevelopment (CURE):

A zoning district for the downtown area and several commercial corridors east of I-35. The purpose of this recently added zoning district is to provide flexibility and incentives for development within the designated boundaries, including changes to site development standards and waivers from development fees with one application.

Neighborhood Plan (NP):

Specifies a regulating plan is in effect for the area.

TOD - Mixed Use Subdistrict:

The highest density designation, which encourages urban-style development including active ground floor uses with commercial, office, or residential uses on the upper floors. Residential densities may exceed 45 units per acre if a specific level of affordable housing is provided. specific TOD Mixed Use locations, active edges are drawn to define the orientation of the buildings and the ideal location of retail frontage. Active edges require that the ground floor space be designed to accommodate nonresidential uses and have a higher design standard to promote the urban character of the area. Moderate height bonuses allowing a total building height of 60 feet may also be granted with additional affordable housing. These areas are located in the closest proximity to transit and are intended to become neighborhood centers.

Active Edges:

Specific properties along these streets, which have a TOD Mixed-Use land use designation, are required to have active edges. This means that buildings must be next to the street and designed to accommodate retail, entertainment, and similarly active ground floor uses, which are directly accessible to the people walking by.

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site

Image from the City of Austin

01 Site Development Standards: Lot:

Minimum Lot Size: 2,500 sf Maximum Lot Size: N/A Maximum Building Coverage: 95% Maximum Impervious Surface Coverage: 95%

Building Massing:

Minimum Floor Area Ratio (FAR): 2:1 Maximum Height: 40 ft Minimum Set Back Distances: 0 ft Density Maximum: 45 dwelling units/ acre

Building Placement:

Sidewalks: TOD Pedestrian Priority Streets: 12 ft minimum require (5 ft sidewalks, 7 ft street tree/ furniture zone TOD Local Streets: 10 ft minimum require (5 ft sidewalks, 5 ft street tree/ furniture zone 100% net frontage length required to clear zone along all active edges Supplemental Zone Allowance: Up to 30% of linear frontage may be a max of 20 ft wide

Parking Requirements

Minimum Off-Street Residential Parking Requirement: 99 spaces

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0.6 spaces / studio units = 5.4 spaces 0.9 spaces / 1 bedroom units = 72 spaces 1.2 spaces / 1 bedroom units = 21.6 spaces Minimum Off-Street Commercial Parking Requirement: 20 spaces 1 space / 500 sq ft (can be supplemented with adjacent on street spaces) Minimum Off-Street Bicycle Parking Requirement: 20 spaces 5% of motor vehicle spaces required

Development Bonuses:

A density and height bonus shall be granted to a development that provides habitable space, reserved as affordable, equal to a minimum of twenty-five percent of the entire square footage of the development which exempts the development from the following site development standards: - Maximum density requirement - Maximum floor area ratio (FAR) requirement - Maximum building height requirement specific to the sites location Building Height Allowance: Any building on the site receiving the bonus may reach a total of 60 feet in height as measured by the LDC.

site

HIP Terminal Studio 2016 Image from the City of Austin

01 1.6 Project Information Building Type:

Mixed-Use Senior Apartments

Project FAR:

3.2

Available Commercial Space:

8,658 sf

Extensive Green Roof Area:

30,245 sf

Secured Off-Street Parkng:

59 typical spaces / 4 handicap van accessible spaces

Secured Bike Parking:

117 residential spaces / 10 bike share bicycles available

Total Residential Units

104 units 2 Bedroom: 18 Units Total (17%)

Density:

1 Bedroom: 77 Units Total (74%) Studio: 9 Units Total (9%)

101 units/ ac

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Roof Level:

31,895 sf

Mechanical Penthouses Elevator Penthouses Extensive Green Roof Solar PV Panels

3rd Level:

34,918 sf

Mechanical/Storage Trash Roof Garden Vertical Circulation Residential Units (Studio, 1 Bed, 2 Bed) 2nd Level:

35,215 sf

Mechanical/Storage Trash Vertical Circulation Residential Units (Studio, 1 Bed, 2 Bed)

1st Level:

42,224 sf

Mechanical/Storage Trash Vertical Circulation Residential Units (Studio, 1 Bed, 2 Bed) Community Spaces Ground Level:

42,017 sf

Commercial Units Residential Lobby/ Leasing Office Secured Car/Bike Parking Mechanical/ Storage Trash

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01 1.6 Project Drawings Site / Ground Floor Plan

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Scale: 1/32” = 1’-0”

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01 2nd Floor Plan

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Scale: 1/64” = 1’-0”

1st Floor Plan Scale: 1/64” = 1’-0”

Roof Plan Scale: 1/64” = 1’-0”

Scale: 1/64” = 1’-0”

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3rd Floor Plan

01 Courtyards

Final Work

Scale: 1/16â&#x20AC;? = 1â&#x20AC;&#x2122;-0â&#x20AC;?

Courtyard 1: Introvert This courtyard is dedicated to introverts - people who are shy and reticent. It is a place where one can still be around people, but be able to focus on themselves. Because the parking garage is located below this courtyard, the distance between the structure and the 1st floor level allows for 2 feet of soil which means that small shrubs and trees have enough room to grow roots. The plants are all native species so they require little to no maintenance. The design was based off of a healing garden. A healing garden is typically found in places of recovery such as hospitals aimed at improving health outcomes. These gardens provide a place of refuge and promote healing but also a place of solitude where you can enjoy nature and being outside. Healing gardens help to encourage relief from symptoms, stress reduction, and improvement in overall sense of wellbeing and hopefulness. A healing garden in a residential setting essentially promotes the same benefits as it would elsewhere, but here it is more preventative rather than corrective. The winding path with seating gives spaces for people to relax and unwind but still be in the public realm. The design was also intended to give privacy to the unit patios by keeping the path towards the center of the courtyard and locating a communal structure in the middle where groups can still gather. 22

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Courtyard 2: Extrovert This courtyard is meant to balance the public outdoor spaces and create an environment for more outgoing people - extroverts. Connected to the game room and fitness room, this courtyard is meant for social gatherings and much more activity. The game room opens up to outdoor seating with barbecue grills as an extension of the communal kitchen space inside. A fire pit and outdoor seating bring people towards the center of the courtyard, in a similar strategy to the structure in courtyard 1, to draw people towards the center and give the unit patios more privacy. This is also achieved through plants around the perimeter of the courtyard. A putting green is location on the north end of the courtyard to offer a fun outdoor activity and liven up the space.

01 Studio / Guest Suite: 398 sf

Final Work

Scale: 1/8” = 1’-0”

Unit 1A - 630 sf Scale: 1/8” = 1’-0”

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01 Unit 2A: 902 sf / 53 sf Deck

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Scale: 1/8” = 1’-0”

Unit 2B: 871 sf / 58 sf Deck Scale: 1/8” = 1’-0”

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01 Longitudinal Section

Final Work

Scale: 1/64” = 1’-0”

Transverse Section Scale: 1/32” = 1’-0”

South Elevation Scale: 1/64” = 1’-0”

North Elevation Scale: 1/64” = 1’-0” HIP Terminal Studio 2016

West Elevation Scale: 1/64” = 1’-0”

East Elevation Scale: 1/64” = 1’-0”

01 Final Work

Exterior Rendering - At E 4th St & Comal St

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01 Final Work

Exterior Rendering - From Plaza Saltillo Transit Center

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01 Final Work

Interior Rendering - Residential Lobby

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01 Final Work

Courtyard 2: Extrovert Courtyard Rendering

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01 Final Work

Roof Garden Rendering

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01 1.7 Technical Drawings Typical Building Section

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Scale: 1/8” = 1’-0”

Detail 1: Roof Parapet/ Extensive Green Roof Scale: 1/2” = 1’-0”

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01 Typical Unit Wall Section

Final Work

Scale: 1/8” = 1’-0”

Detail 3: Typical Unit Separation Wall Scale: 1/2” = 1’-0”

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01 Building Structural Shear Diagram

Final Work

Scale: 1/64” = 1’-0”

Building HVAC System Diagram Scale: 1/64” = 1’-0”

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01 1.8 Building & Design Code Building FAR:

3.2

Building Construciton Type:

Ground Level: Type I-B - Fire Resistive, NonCombustive 2 hr Exterior Walls

2 hr Structural Frame 2 hr Ceiling/ Floor Separation 1 hr Ceiling/ Roof Assembly

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Upper Levels: Type III-A - Non-Combustible Exterior, Permitted Interior 2 hr Exterior Walls

1 hr Structural Frame 1 hr Floor/Ceiling/Roof Protection

Building Occupancy Types:

Ground Level: Business - Group B Low-Hazard Storage - Group S-2 Upper Levels: Residential - Group R-2

Required Egress Exits:

Minimum Common Path of Egress Travel:

125 ft

Exit Access Maximum Travel Distance:

250 ft

Allowable Area Per Floor:

24,000 sf

NOTE: Building is equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1

Floor Plate Separation Diagram Scale: 1/64” = 1’-0”

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Research 2.1 Lakeside Senior Apartments 2015

Location:

Oakland, California

Architect:

David Baker Architects

Client:

Satellite Affordable Housing Associates

Project Type:

Affordable Senior Housing

Total Units:

Research

Completed:

Located on what used to be a parking lot for the Oakland Housing Authority, the Lakeside Senior Apartments provides 91 new affordable senior apartments in an area that continues to gentrify. The project is located in a prime location along Lake Merritt within walking distance of transit, shops, and restaurants. Designed by David Baker Architects, the building is articulated as two volumes that step down, towards the lake, transitioning between the high rises and smaller residential buildings. Consideration was put into preserving light and views enjoyed by surrounding buildings while differentiating bays and color blocks break the mass into accessible volumes. The building is topped with a fifth-floor cluster of community spaces which include a community room, kitchen, garden plots, and a wellness room. Lobbies and stoops help to activate the street level. During the project the art budget was cut and in response the design team launched a successful online campaign to purchase art from Creativity Explored, a nonprofit studio and gallery that supports developmentally disabled artistsâ&#x20AC;&#x201D;for all of the common areas. 48

Site Plan

5th Floor Plan

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Features Worth Noting: Community Spaces Community is an important aspect to any senior housing development and this project puts emphasis on its community spaces and the way they interconnect. The ground level community room opens into a private courtyard space where residents can gather and events can be held. The courtyard is visible to the passerby but separated for privacy, creating a balance between security and transparency. Throughout the building “breakout nooks” allow for seniors to gather outside of their units which allow for places to rest, socialize, and passively engage with the “greater life of the building”.

Green Space & Gardens Green spaces surround each building which help to connect residents to nature, which is known to help with healing processes, both physical and mental. Also, the 5th floor rooftop deck has raised bed gardens that residents volunteer to care for where both food and flowers are produced. Gardening has always been thought of as a great way to keep seniors active and also contributes to the greater good of the community.

Affordability & Materiality The apartments are designed for affordability allowing for units costing 30-50% of the area median income. Though the apartments are affordable, the materials used throughout are still beautiful and make the project seem more luxurious. Consideration of color and artwork helps to liven up the project as well as special details such as door and siding choices.

02 2.2 Mirabella Portland 2010

Location:

Portland, Oregon

Architect:

Ankrom Moisan Architects

Client:

Pacific Retirement Services

Project Type:

Vertical Continuing Care Retirement Community (CCRC)

Total Units:

284

Research

Completed:

Mirabella Portland is a CCRC located in the South Waterfront district of Southern Portland, Oregon. The 30 story tower sits in a developing neighborhood burgeoning with new buildings, shops, and restaurants. Mirabella is adjacent to a park, trails, and the Willamette River. This model of senior housing is leading the way in changing how we design for the aging. An urban location enables seniors to remain connected and engaged with the greater Portland community. Residents have 42 floor plan options to choose from and levels of care ranging from the typical independent living, assisted living, and memory care to more specialized skilled nursing and rehabilitation care. The building is composed of a tall tower, as well as a low rise, mixed use, building that surrounds a central courtyard where the entrance is. The building is arranged so that the less amount of care you require, the higher up your unit is. As residents age and need more care, they move down the complex so care can be more quickly administered. There are a number of different outdoor spaces and amenties strung throughout the building that help to create a true sense of community within the project. A variety of spaces caters towards everyone and all disabilities and abilities or personality types. Designed by Ankrom Moison Architects, this building is the first LEED Platinum CCRC in the United States. An eco-roof absorbs rainwater and helps to reduce contamination to the river. Low and Zero-VOC materials help ensure a high indoor air quality. These are especially important for agining populations.

2 Bedroom Unit (Tower): 1,238 sf

Features Worth Noting: Inclusiveness One of the features of the CCRC model that many people like is the inclusiveness of the building program. Just as the name suggests, this building provides a continuum of care for residents through their aging years. One of the things people say they miss most about having to move is the community of friends and family. Here youâ&#x20AC;&#x2122;re able to move, only a couple rooms or floors down, and still be connected to your friends. Mirabella Portland creates environments that, because of the tower floor plate size, seem different and cater towards different types of people, all under the same roof.

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1 Bedroom Unit (Terrace): 965 sf

Public Amenities Another aspect of CCRCâ&#x20AC;&#x2122;s that make them so popular is the amount of amenities that are typically offered. It has been said that the senior housing industry is moving more towards a hospitality driven market and this project is proof of that. This project offers a number of amenities, again catering to a variety of abilities and personalities. Some of these amenities include a pool, fitness center, salon, fine dining, game room, business center, and libraryâ&#x20AC;&#x201D;all features that are becoming more common in this type of development. These amenities are a way to create a bustling community within the large building as well as allow the seniors to keep their freedom of choice throughout their years. They are also a way developments attract potential residents. These projects are not cheap to live in and so a variety of amenities help to make the large price tag not seem as bad.

Project Location One of the problems with senior housing that is starting to get brought up is their locations. Typically, retirement homes are on the edge of town where they were marketed as more luxurious because they were away from the hustle of the city. Now however, seniors are wanting to live closer to the cultural centers of cities in order to have access to the dining and entertainment options. The South Waterfront district of Portland is growing rapidly and will soon be a very walkable and pedestrian friendly area of the city. Only 15 minutes south of Portland means that the seniors are also connect to the rich amount of options available there as well without having to drive too far.

02 2.3 Corazon 2014

Location:

Austin, Texas

Architect:

GFF

Client:

Cyprus Real Estate Advisors

Project Type:

Mixed-Use Multifamily Housing

Total Units:

256

Research

Completed:

Corazon (Spanish for “heart”) is a new mixed use development in Austin’s East Cesar Chavez neighborhood, very close to this project’s site. This area is ripe with diversity and creativity and, with the new Transit Oriented Development (TOD) planned, is sure to become a major cultural zone for the greater city of Austin. This building is made of 256 units ranging from studio to two bedroom apartments with ground level retail. The design of the building is clean and contemporary with a palete of brick, stone, and storefront glass below with stucco and metal panels above. Corazon is laid out in a courtyard “donut” shape with a pool and community area being the center of attention. Other amenities such as a fitness center and club room surround this space. There is a top level roof deck that over looks the city as well as adjacent parks and trails where residents can enjoy the sunny Texas weather. This building achieved a LEED Gold rating which fits in with Austin’s sustainability and green design efforts. With transit lines close, it is easy to connect to the downtown Austin shops and amenities. 52

2 Bedroom Unit: 1,053 sf

1 Bedroom Unit: 730 sf

1 Bedroom Unit: 845 sf

Features Worth Noting:

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Studio Unit: 524 sf

Sustainable Design Approach This building shows dedication to green living which is something that has remained important to the city of Austin. LEED certification and a number of green design features as well as the nature of a mixed-use development helps to strengthen this idea of sustainable design. The apartment units and interior spaces look well lit and use low-e windows to control solar radiation. Mixed-use developments encourage walk-able neighborhoods and reduces dependency on cars by allowing for shops and restaurants within walking distance of your home. The inclusion of a commercial ground floor also enhances the diversity of the project which ties into the social sustainable design aspect of the Triple Bottom Line.

Public Amenities This complex is addressing a lot of highly requested amenities in housing developments currently. Pools are one of the most important amenities to Baby Boomers as well as fitness centers. A range of facilities allows for a variety of uses within the building. The amenities are located close together which emphasize primary community spaces as well as take advantage of the views and Texas weather with the rooftop deck and central pool.

Project Location This project is taking advantage of the future land development in the East Cesar Chavez neighborhood by locating commercial spaces on the primary street. The building is close to the heart of downtown Austin but located in a future Transit Oriented Development which means a wealth of diverse amenities will soon be surrounding this location. Because it is a few blocks away from this terminal studio location, it gives insight into the type of design that was recently approved by the city and one that the city would like in the area. The material palette is modern and edgy, typical of contemporary Austin building development and has characteristics of other recent projects around the downtown area which helps to connect the two areas of Austin though theyâ&#x20AC;&#x2122;re separated by distance. The colors of the materials are subtle and not overwhelming with color, but uses enough color to create a lively design and space. This color palette would be ideal for seniors as they age and start to have troubles with their vision.

02 2.4 Baby Boomer Senior Housing Research As it has been stated previously in this document, research shows that Baby Boomers have different wants and needs in their future home than that of their parents. The previous generation saw resort-like retirement communities in places such as Florida and Arizona as a desirable way to live out the later part of their life. Now that dynamic is changing. As a generation, Boomers are living longer than those before them and only 65% plan on retiring when they turn 65 years old (Sightings). Due to a number of reasons Boomers are more reluctant to leave their homes and give more thought to moving. Therefore when they make the decision to leave they want to stay in their new home as long as possible. This means aging-in-place and accessibility to care as it becomes needed is an important thing to keep in mind. These factors add up to Boomers wanting very similar housing as the young professionals that are starting their lives in the “real world”. Locations close to entertainment and dining options as well as a number of amenities are at the top of their lists. Some housing features that Baby Boomers say they want as they look for a new home are: Walk-able Locations: The generation that was excited to build a life in the suburbs with cars is now seeking walk-able communities. The key for boomers is that their house is in close enough proximity to enough destinations to meet their needs and enable them to stay healthy and spend less time driving (Batdorf, 20). Alan Feldman, CEO of Resource Real Estate says “boomers now have less of a desire to own two cars and maintain a large house and property”.

Research

Smaller Square Footages: As boomers children move out for good, many are eager to give up their large homes and the associated maintenance chores and costs than go along with them (Batdorf, 21). Low maintenance is part of what Diana Pttro, executive vice president of RMK Management Corp., calls the top “wish list trifecta”. The other criteria are ample storage and new housing, versus existing housing. Storage is important because many aren’t yet ready to part with their furnishings therefore aren’t willing to settle for square footage as small as milennials.

Open Plans: Unlike their former homes, boomers want to update their traditional space planning for more modern and open plans that provide one “minimalist space” (Batdorf, 22). This reflects a blurring between what boomers and milennials want out of housing. Fewer walls make furniture arranging easier. Bedrooms remain separate, but large windows with natural light make them feel more open as well.

Rentals: For boomers, the stigma of renting has disappeared (Batdorf, 22). Though they could afford to buy a new home, many prefer not to. One of the prime reasons boomers find renting appealing is being able to lock up and leave without worry. Although rentals are more appealing to boomers, they do tend to invest in personalizing their space.

Multi-Generation and Not Many boomers prefer to live with their peers at this stage in life and people who have been through similar life experiences already. Many developers however, find that boomers want the energy and buzz that comes from having younger residents around.

Amenities: Boomers want their new buildings packed with amenities and options. One of the ways designers keep seniors feeling like they’re in charge of their lives in assisted living homes is by providing them with choices of their day to day lives. Envy of new millennial developments also creates the want for more building features. Boomers want spaces for large gatherings, both private and communal. Senior housing is moving towards a more hospitality driven, resort-style, development and the concept of greater services as an amenity is growing as well (Batdorf, 22). Many boomers also seek out green and sustainable designs.

Long Haul: Boomers are looking for homes for long term, where they can age in place comfortably and independently (Batdorf, 22). Age-in-place and Universal Design measures are becoming increasingly important.

In a phone interview with Grant Warner, of D2 Architecture in Dallas, Texas, he described a number of features that he sees Baby Boomers constantly asking for in home for their parents and themselves. He says senior living no longer fits the nursing home stereotype that has put such a bad stigma over the senior housing industry. His list of things Boomers are wanting include: • More active lives. • Privacy • Wellness opportunities. • To continue working. • Freedom to travel, for recreation or for family. • More dining choices, broader menus, lighter fare, specialized cuisine opportunities, demonstration cooking, chef’s tables, community gardening. • Multi-generational spaces - playground, pool, cafe, game rooms. • Technology support centers. • Aging-in-place support. • Apartment flexibility. • Connection to the outdoors and natural daylight.

• Contact with younger generations. • Security - in a sense of premise security or security in knowing help is close in an emergency or as their abilities change.

Below are some of the statistics that were gathered for the Multifamily Executive Concept Community report (Batdorf) that focused on designing for the Baby Boomer Generation: • The number of Americans over 65 will rise from 35 million in 2000 to almost 73 million by 2030 and 90 million in 2060.

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• Volunteer opportunities (which often result in a program requirement for a volunteer center.

• Over the next 20 years, baby boomers will constitute 20% of the national population. • 800,000 new renter households were formed by baby boomers from 2010 to 2013 - a rate of about 200,000 a year. • The amount of renters over 65 will increase from 2013 to 2023 by 2.2 million. • The number of households ages 65 and older is projected to increase by 19.3 million from 2010 to 2030 , to 36 million. • Only 37% of boomers plan to move from their existing home. • Of those boomers who plan to move, 54% expect to downsize. • Approximately 26 million U.S. households have some need for home accessibility features for residents with disabilities. • 54.4% of renter households ages 65 and older have a resident with a disability or mobility impairment. • Boomers three most important qualities in a unit: a full kitchen (55%), natural light (42%), and storage (39%). • 92% of boomers describe the ideal community as safe, the most of any generation. • In an ideal community, 82% of boomers place importances on quietness. • 23% of boomers rate one-level plans as important. • 81% of boomers want to live in diverse, multi-generational communities.

02 2.5 Universal Design Guidelines Universal Design makes things safe, easier, and more convenient for everyone. This type of design involves designing everything ranging from products to spaces so that they are usable for people of all abilities without putting focus on the strategies implemented. Universal Design is a broad term that also includes Aging-In-Place, which is focus more towards the elderly who are becoming more frail. By designing for human diversity, we can ensure that products and spaces are easier to use for everyone, regardless of their abilities or disabilities. The Americans with Disabilities Act (described in more detail on page afsd??) is a piece of legislation that protects civil rights of people with disabilities. This method provides the access that some people may need to get into different areas however, these may be last-minute additions that are unattractive and stigmatizing to the users. Universal Design incorporates these methods of accessibility early on in design so that the solutions are useful for everyone as well as aesthetically pleasing. A list of principles has been compiled by a group of advocates for universal design including artictects, product designers, engineers, and environmental design researchers. These principles are guidelines that are meant to appeal to all fashions of design in order to make sure their use for everyone. Principle 1: Equitable Use

Research

The design is useful and marketable to people with diverse abilities.

Guidelines: 1a. Provide the same means of use for all users, identical whenever possible; equivalent when not 1b. Avoid segregating or stigmatizing any users. 1c. Provisions for privacy, security, and safety should be equally available to all users. 1d. Make the design appealing to all users. Principle 2: Flexibility In Use The design accommodates a wide range of individual preferences and abilities.

Guidelines: 2a. Provide choice in methods of use. 2b. Accommodate right- or left-handed access and use. 2c. Facilitate the users accuracy and precision. 2d. Probide adaptability to the userâ&#x20AC;&#x2122;s pace. Principle 3: Simple and Intuitive Use Use of the design is easy to understand, regardless of the userâ&#x20AC;&#x2122;s experience, knowledge, language skills, or current concentration level.

Guidelines: 3a. Eliminate unnecessary compexity. 3b. Be consistent with user expectations and intuition. 3c. Accommodate a wide range of literacy and language skills. 3d. Arrange information consistent with its importance. 56

Principle 4: Perceptible Information The design communicates necessary information effectively to the user, regardless of ambient conditions or the user’s sensory abilities.

Guidelines: 4a. Use different modes (pictorial, verbal, tactile) for redundant presentation of information. 4b. Provide adequate contrast between essential information and its surroundings. 4c. Maximize legibility of essential information. Principle 5: Tolerance For Error The design minimizes hazards and the adverse consequences of accidental or unintended actions.

Guidelines: 5a. Arrange elements to minimize hazards or errors (most used, most accessible, etc.) 5b. Provide warnings of hazards and errors. 5c. Provide fail safe features. 5d. Discourage unconscious action in task that require viligance. The design can be used efficiently and comfortably and with a minimum of fatigue.

Guidelines: 6a. allow users to maintain a nuetral body position. 6b. Use reasonable operating forces. 6c. Minimize repetitive actions. 6d. MInimize sustained physical effort.

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Principle 6: Low Physical Effort

Principle 7: Size and Space for Approach and Use Appropriate size and space is provided for approach, reach, manipulation, and use regardless of user’s body size, posture, or mobility.

Guidelines: 7a. Provide a clear line of sight to important elements for any seated or standing user. 7b. Make reach to all components comfortable for any seated or standing user. 7c. Accommodate variations in hand and grip size. 7d. Provide adequate space for the use of assistive devices or personal assistance. AARP outlines the most important elements of universal design: • No-step entry: you should have at least one step-free entrance so everyone can enter easily and safely. • Wide doorways and hallways: A doorway that is at least 36 inches wide is great for people in wheelchairs. Also, hallways that are 42 inches wide are good for people with varying mobilities. • One-floor living: Access to essential rooms without the use of stairs makes life more convenient and safe. • Easily accessible controls and switches: A person in a wheelchair can reach light switches that are 42-48 inches above the floor. Electrical outlets should be placed no higher than 18-24 inches off the floor. • Easy-to-use-handles: Twist/turn doorknobs and faucets should be replaced with lever-style handles for ease of use.

02 2.6 Senior Living Design Guidelines The following are design principles that have been developed by Victor Regnier and Jon Pynoos, two professors of gerontology at the University of Southern California and leading thinking in designing for aging. These principles were first described for assisted living facilities, but can be used to design towards the goal of aging-in-place strategies. These are principles that can be thought of as timeless qualities of stimulating architecture relevant to all populations. Privacy: Provide opportunities for a place of seclusion from company or observation where one can be free from unauthorized intrusion. This is important because it provides the older person with a sense of self and a separateness from others. Auditory and visual privacy are important subcomponents. Privacy is more difficult to ensure in group living arrangements. Nursing home settings that rely on double-occupancy rooms limit access to privacy.

Social Interaction Provide opportunities for social interaction and exchange. This is important because one of the most important reasons for creating age-segregated group living arrangements is to stimulate informal social exchange, recreation activities, discussion groups, and friendship development. Social interaction counters depression by allowing older people to share problems, life experiences, and daily events.

Control/ Choice/ Autonomy

Research

Promote opportunities for residents to make choices and to control events that influence outcomes. This is important because older people are often more alienated, less satisfied, and more task dependent in setting that are highly restricted and regimented. Having a sense of mastery and control has been found to have pronounced positive effects on life satisfaction. Independence is often defined by our ability to make choices, control events, and be autonomous.

Orientation/ Way Finding Foster a sense of orientation within the environment that reduces confusion and facilitates way finding. This is important because feeling lost or being disoriented within a building is a frightening and disconcerting feeling that can lessen confidence and self-esteem. Older people who have experienced some memory loss are more easily disoriented within a featureless symmetrical complex environment. Signs can overcome some problems but never provides the person with the confidence of knowing exactly where they are within the larger environmental context.

Safety/ Security Provide an environment that ensures each user will sustain no harm, injury, or undue risk. Older people may experience physiological and sensory problems, such as visual impairments, balance control difficulties, lower body strength losses, and arthritis, which make them more susceptible to falls and burns. Changes in bone calcium levels with aging can also increase their susceptibility to broken bones and hips. The elderly experience a high rate of injury from home accidents.

Accessibility and Functioning Consider manipulation and accessibility as basic requirements for any functional environment. This is important because older people often experience difficulties manipulating the environment. Windows, doors, HVAC controls, and bathroom fixtures can be hard to twist, turn, and lift. Furthermore, older people confined to a wheelchair or dependent on a walker must have environments that are adaptable enough to accommodate these devices. Reach capacity and strength limitations are therefore important considerations in the layout of bathrooms and kitchens, and in the specifications of finishes.

Stimulation/ Challenge Provide a stimulating environment which is safe but challenging. This is important because stimulating environments keeps the older person alert and engaged. Stimulation can result from color, spatial variety, visual pattern, and contrast. Stimulation can also involve animating the setting with intergenerational activities, pet therapy, or a music program. Environments overly concerned with maintenance and cleanability are often uniform in color and pattern, noisy and disconcerting to the ear, and glaring and reflective in appearance. Each individual resident is different and should be allowed to experience an optimum level of complexity and challenge.

Sensory Aspects Changes in visual, auditory, and olfactory sense should be accounted for in the environment. This is important because older people tend to suffer age-related sensory losses. The sense of smell, touch, sight, hearing, and taste decrease in intensity as a person ages. Sensory stimulation can involve aromas from the kitchen or garden, colors and patterns from furnishings, laughter from conversations, and the texture of certain fabrics. A range of sensory inputs can be used to make a setting more stimulation and interesting.

Familiarity Environments that use historical reference and solutions influenced by local tradition provide a sense of the familiar and enhance continuity.

Aesthetics/ Appearance Design environments which appear attractive, provoking, and non-institutional. This is important because the overall appearance of the environment sends a strong symbolic message to visitors, friends, and relatives about the older person. Housing that appears institutional provides cues to others about the competency, well-being, and independence of residents. Staff and caregivers area also highly affected by the appearance of the physical and policy environment. Personnel working in a building that resembles a nursing home will lessen cognitive dissonance and act in ways that are consistent with what an institutional context suggests.

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This is important because moving into a new housing environment is a very disorienting experience for some older people. Creating continuity and connection with the past is reassuring and facilitates the transition. Residents take cues from the environment. When it is designed to accommodate traditional event and fits into the regional housing vernacular, it appears more predictable and understandable. Institutional environments often use imagery that does not come from residential references and therefore appears foreign and alienating.

Personalizations Provide opportunities to make the environment personal and to mark it as the property of a unique single individual. This is important because it allows older residents to express self-identity and individuality. In nursing homes, individual expression is often very limited. Patients do not have much personal space in compact two-bed rooms furnished with hospital beds and over-thebed trays. Personal items used for display and decoration are often very important and salient to the older person. Collectible items may trigger memories of travels to other countries or emotional bonds with family and friends. These items can animate a room by recalling past associations.

Adaptability An adaptable or flexible environment can be made to fit changing personal characteristics. This is important because older people age differentially. Some have mental impairments while other suffer visual losses. For some, chronic arthritis keeps them from performing activities of daily living, while for others, arthritis is an occasional problem that is more of an annoyance than disabling disease. The environment has the capacity to compensate for many deficits and to adapt to changing resident needs. Bathrooms and kitchens are the major rooms in which work activities take place and where safety is a major consideration. Environments should be designed to be adaptable to a range of users, including those who need wheelchairs and walkers.

02 2.7 Design Considerations for Common Conditions of Aging Issue: Mobility (Dexterity, Strength, Tactile Senses) Generally, people over the age of 65 start to develop problems that affect their mobility. Also as they age, tactile sensations may be reduce, such as feeling heat. The two set of tasks that are examined to determine physical limitations are: Activities of Daily Living (ADL): bathing, dressing, personal grooming, using the toilet, eating, transferring from bed to chair, and walking across a small room. Instrumental Activities of Daily Living (IADLs): determine whether help is needed for tasks such as walking, bending, and reaching - all are necessary for independent living in a community. Design Considerations: As people age, they experience difficulty in walking, maintaining postures for extended periods, reaching, lifting and lowering, and pushing and pulling heavy objects. These challenges must be given adequate attention. Adding many seating options along long hallways and railings along corridors can help with this problem. Also considering universally design products and furnishings can greatly help with issues such as turning handles (sinks, doors, etc.) or even simply getting up from a chair (arm rests are preferred). Hazard free environments can make people feel confident in their physical abilities and minimizes limitations. All interior spaces should be designed to promote functional independence. Textural contrast can also be a critical cue to indicate surfaces changes to enhance what seniors are seeing. It is important for people with reduced physical abilities to have signals that clearly indicate how they should move in and around unfamiliar public spaces. Visual cues play a big role in not only way finding, but also in understanding the environment and becoming comfortable with it.

Research

Issue: Hearing and Acoustics As we age, we lose our ability to hear sounds due to a number of reasons throughout our lifetimes. Hearing loss generally begins to accelerate around age 40 and by 65, approximately 25% of the population is affected. Typically males experience a higher degree of hearing loss than females. For the average 65 year old, the ability to hear upper sound frequencies begin to decrease. When a person loses the ability to hear upper sound frequencies it is similar to listening to a radio station that isnâ&#x20AC;&#x2122;t clearly on any one station; turning up the volume only increases the white noise. Similarly, speaking louder to people with hearing loss doesnâ&#x20AC;&#x2122;t improve their ability to hear. Design Considerations: Noise reduction is essential in making an environment not disorienting for those with hearing loss. To achieve this, wall coverings, floor coverings (carpet, rugs, etc.), and other sound absorption techniques can be implemented. Special consideration should be placed into window and door placement as well as the use of partition or shared walls. Soft acoustic materials can be used to absorb lowfrequency sounds. Higher illumination levels also allow people with hearing loss to see facial expressions and lip movement. The ceiling is one of the main areas of sound reverberation and echoing but treatments should be applied equally to the floor, walls, ceiling, etc, to ensure proper sound absorption. Ambient noise that travels along structural load paths can also be a problem. Sounds may travel through ducts and spaces in between walls and duct work so damping material should be applied to prevent that.

Issue: Vision Vision is one of manâ&#x20AC;&#x2122;s most important tools for gathering information about the world and his environment. Approximately 20% of Americans require visual aid by the age of twelve and this number jumps to 60% for people in their mid-twenties to mid-sixties. Designers should strive to maximize the visual experience for people with less-than-perfect vision. Design Considerations: To help those with visual impairments, designers should utilize color and lighting to articulate objects visually - to provide contrast. Contrast can help with orientation and also gives important cues in depth perception and hierarchy of spaces. Color is an important tool to use when designing because often people see color before they see form. There are many psychological effects of color on people that has been used in different aspects of design (such as marketing). These effects can help motivate people towards a certain action or space depending on the use of color. Glare can produce physical discomfort as well interfere with ability to see. Surface finishes should be taken into account to reduce glare from natural daylighting and electric lighting.

Issue: Social Factors As people age, their roles in society change and social relationships can also change based on friends and loved ones moving away or dying. Community is strongly emphasized so that seniors donâ&#x20AC;&#x2122;t feel lonely or trapped in their housing situation. Their orientation to the housing complex as well as the surrounding neighborhood is also important in remaining social. Design Considerations: Communal spaces and programs can help seniors feel connected to their neighbors and those around them. They also promote mobility and exercise which is very important so that muscles and bones donâ&#x20AC;&#x2122;t deteriorate more. A sense of community can be a key factor for seniors in choosing one housing residences over another. A variety of seating and gathering options is important to any senior development. Offering choices in programs, places to go, and things to do allows seniors to keep control over their lives and not feel manipulated by their home. By designing safe places to explore and wonder, designers allow seniors to get outside and create the potential to explore, which is something that is important for those with memory loss.

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03 3.1 Appendix Work Cited Batdorf, Joseph, Amit Price Patel, Josh McDonald, and Brenner Daniels. “Concept Community: Baby Boomerang.” Multifamily Executive (2015): n. pag. Multifamily Executive. Hanley Wood. Web. 1 Dec. 2015. Baucom, Alfred H., and Robert J. Grosch. Hospitality Design for the Graying Generation: Meeting the Needs of a Growing Market. New York: Wiley, 1996. Print. “BBHQ: What’s a Boomer?” BBHQ: What’s a Boomer? N.p., n.d. Web. 09 Dec. 2015. Birren, James E., and K. Warner Schaie. “The Design Of Special Environments for the Aged.” Handbook of the Psychology of Aging. New York: Van Nostrand Reinhold, 1977. N. pag. Print. Birren, James E., and K. Warner Schaie. “The Design Of Special Environments for the Aged.” Handbook of the Psychology of Aging. New York: Van Nostrand Reinhold, 1977. N. pag. Print. Branson, Gary D., and Hilary W. Swinson. The Complete Guide to Barrier-free Housing: Convenient Living for the Elderly and Physically Handi capped. White Hall, VA: Betterway Publications, 1991. Print. Design for Aging: An Architect’s Guide. Washington, D.C.: American Institute of Architects, 1985. Print. “Fair Housing -- It’s Your Right - HUD.” Fair Housing -- It’s Your Right - HUD. N.p., n.d. Web. 6 Dec. 2015.

Appendix

Gelwicks, Louis E., and Robert J. Newcomer. Planning Housing Environments for the Elderly. Washington: National Council on the Aging, 1974. Print. Green, Isaac. Housing for the Elderly: The Development and Design Process. New York: Van Nostrand Reinhold, 1975. Print. Howell, Sandra C., and Gayle Epp. Shared Spaces in Housing for the Elderly. Cambridge, MA: Project, 1976. Print. McMorrough, Julia. The Architecture Reference Specification Book: Everything Architects Need to Know Every Day. N.p.: n.p., n.d. Print. “MFE Concept Community.” Multifamily Executive. N.p., n.d. Web. 8 Dec. 2015. Null, Roberta L., and Kenneth F. Cherry. Universal Design: Creative Solutions for ADA Compliance. Belmont, CA: Professional Publications, 1996. Print. Perkins, L. Bradford. Building Type Basics for Senior Living. Hoboken, NJ: John Wiley & Sons, 2004. Print. Regnier, Victor. Assisted Living Housing for the Elderly: Design Innovations from the United States and Europe. New York: Van Nostrand Reinhold, 1994. Print. Rodiek, Susan, and Benyamin Schwarz. The Role of the Outdoors in Residential Environments for Aging. New York: Haworth, 2005. Print. “Search ADA.gov.” 2010 ADA Standards for Accessible Design. N.p., n.d. Web. 09 Dec. 2015. “Senior Housing 101: Senior Care Types Explained.” A Place for Mom. N.p., 6 May 2015. Web. 4 Dec. 2015. Sightings, Tom. “12 Baby Boomer Retirement Trends.” US News RSS. US News and World Report, 22 July 2014. Web. 3 Dec. 2015. “The Mirabella at South Waterfront.” Design for Aging Review. Vol. 9. Mulgrave, Vic.: Images, 2008. N. pag. Print. “Mirabella Portland / Portland, OR.” Mirabella Portland / Portland, OR. Ankrom Moisan Architects, n.d. Web. 15 Jan. 2016. “Mirabella Portland.” Mirabella Portland. Pacific Retirement Services, n.d. Web. 15 Jan. 2016. Zarem, Jane E., ed. “Today’s Continuing Care Retirement Community (CCRC).” (n.d.): n. pag. American Seniors Housing Association Inc., 1 July 2010. Web. 13 Jan. 2016.

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