Thesis book by Randy Thoms

THESIS APPROVAL

The Graduate School Southern Illinois University Date of Approval: 28th July 2014 I hereby recommend that the thesis prepared under my supervision by Randy Thoms ENTITLED: SENIOR LIVING: HOUSING THROUGH NEW URBANISM be accepted in partial fulďŹ llment of the requirements for the Master of Architecture

In Charge of Thesis

Head of Department Committee for the Final Examination Recommendation concurred in:

2 member

3rd member

4th member

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

by Randy Thoms B.S., Tennessee Technological University, May 1993

A Thesis Submitted in Partial FulďŹ llment of the Requirements for the Master of Architecture

Department of Architecture in the Graduate School of Southern Illinois University Carbondale July 2014

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

ABSTRACT

Randy Thoms, for the Master’s degree in the ﬁeld of Architecture, presented on 28th of July 2014, at Southern Illinois University Carbondale. TITLE: SENIOR LIVING: HOUSING THROUGH NEW URBANISM CHAIR: Chad Schwartz The Baby Boomers are coming!

The Baby

Boomers are coming! Well, coming of age. It has been almost 70 years since World War II. At its conclusion, after the high of victory combined with new found economic prosperity, the victorious soldiers returned (wink, wink, nudge, nudge) and a boom in births erupted in the United States. This period of increased birth rates is between 1946 and 1964, as defined by Encyclopedia Britannica, and decades later it is now poised to create significant challenges for the design of the contemporary built environment. As the healthcare industry develops a better understanding of how to handle and care for the mounting population of aging citizens, architecture needs to be equally as progressive in its strategies for design. Not only is there a need for more health care facilities in the United States, but also facilities and communities to house and support the expected doubling in population of people over 65 by 2030 to 70 million, as stated by Nancy Lisbon in 2006. The following thesis will examine research and precedents that inform a new approach for the design of senior housing. The discussion of designing this new benchmark for senior living begins with New Urbanism ideas rooted in compact, walkable communities. Senior citizens can live in these urban environments due to the proximity of a wide variety of activities and services by way of short travel distances. With a mixture of midrise apartments, landscaped streets and activity centers, a new “cityscape” environment will enhance not only the resident’s lifestyles, but the local fabric of an urban infill.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

TABLE OF CONTENTS

DEDICATION ............................................................................ i

CHAPTERS 1_INTRODUCTION ........................................................................... 1 2_SYSTEMATIC REVIEW ........................................................................... 9 3_CASE STUDIES ......................................................................... 17 4_PROJECT ......................................................................... 23 5_CONCLUSION ......................................................................... 40

BIBLIOGRAPHY ......................................................................... 42 APPENDIX ......................................................................... 45

“Thirty spokes share the wheel’s hub; It is the center hole that makes it useful. Shape clay into a vessel; It is the space within that makes it useful. Cut doors and windows for a room; It is the holes which make it useful. Therefore proﬁt comes from what is there; Usefulness from what is not there.” Lao Tzu, Chapter 11, Tao Te Ching

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

DEDICATION

Sylvia, my wife Owen and Giorgia, my kids all of whom worked with me to get this accomplished

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CHAPTER 1 INTRODUCTION The time is 1946 to 1964, World War II is over and millions of GI’s have returned home. The economic prosperity of the United States is beginning to rise and there is an increase in the birthrate across the country. This period and the generation it spans, as deﬁned by Encyclopedia Britannica, has become known as the Baby Boomers. Now 70 years after the war, millions of baby boomers are heading for retirement with many already there. Therefore, not only is there a need for more Health Care facilities in the United States, but a place to house and support a large aging “population of people over the age of 65 [which] is expected to double by the year 2030, from 35 million to 70 million” (Lisbon, 2006). As society builds a greater knowledge base in the psychology and Lisbon, N. The Sad State of Affordable Housing for Older People. Fig. 1.1 An Urban inﬁll site and surroundings; http://www.mernagh.ie/architects _images/ui_georges_abbey2.gif

understanding of how to handle and care for our “growing” aging population, so too should the architecture move forward in its design. Three key questions will be examined in this thesis: 1) where to house the growing number of seniors, 2) the affordability of that housing and 3) the sustainability of building large housing blocks. Communities all over America are trying to grasp with placement of their aging population while concurrently struggling to revitalize abandoned inner city. Does a new senior housing complex in an urban setting alleviate these facts? (Fig. 1.1) By having senior housing in town, where public transportation,

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

walkability to services, and cultural activities are readily available, a better quality of life as well as freedom and independence for this population may be possible.

Some current characteristics of our cities are urban sprawl,

meandering roads, extensive driving for even the most basic of goods and services, and the overwhelming areas of paved surfaces and parking lots all of which should be addressed when considering the overall master plan of such communities. A region where this idea, an approach to housing and community in a dense environment, is accomplished is in Europe. At the age of 12, I was lucky enough to live in The Netherlands for a year with my family. To this day, almost 35 years later, it still holds as one of the ‘great awakenings’ in my life. We lived in Figure 1.2 Dutch bikes parked in city plaza;

a ﬂat, on the fourth ﬂoor of 12, in one of three similar building on a one way street.

http://farm1.staticﬂickr.com/54/ 196315673_aa0fc5fd00_b.jpg

My mother biked to the grocery store (Figure 1.2) and I biked to school 4 miles

1.2 away. What this meant to us was fresh food, exercise and a sense of community. This European urban community with small unique enclaves provided a catalyst for this thesis and the discussion of a new benchmark for a senior living village. Another idea expressed in European towns are the many pedestrian only streets allowing for the walkability to goods and services which is inherit to the

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

sense of community and support. The ability to walk is in concert with a robust public transportation system in place and utilized, so if the need arises to travel faster and further. Another characteristic of European towns, as outlined by the 19th century researcher

and lecturer Camillo Sitte, the design concept of

buildings forming public squares (Figure 1.3) and public spaces can be

1.3 incorporated in a design for senior living complex. The efﬁcient use of space and Lisbon, N. The Sad State of Affordable Housing for Older People.

ability to move through the urban environment in a more natural fashion, lends credit to a comfortable pace of life.

Figure 1.3 A Camillo Sitte diagram of piazza;

Using these principles, not only can seniors live in an urban environment,

http://urbanplanning.library.corn ell.edu/DOCS/ﬁg84-85.gif

close to lots of activities and people, but the chance for revitalization can give a much needed boost to the local city’s economy. By identifying small pockets of unused or underutilized real estate, these new senior housing programs will move into a new urban environment and have a better quality of life as well as freedom and independence not found in the current “nursing home” situations which are mainly on the outskirts of town centers. The need for affordable housing is an issue coming to the forefront of thought for many seniors. “...[A] Harvard University report, State of the Nation’s Housing 2002, found that 8.4 million of the 21 million elderly households have incomes of less than $10,500 a year” (Lisbon, 2006). It became even more

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

apparent as the recent recession has shown that not everyone is in a stable place and urban housing is the wave of the future. A review of case studies and socio-cultural issues will show the possibilities for the aging population in America and reveal their needs and desires. So with the integration of piazzas, urban renewal and sustainable design an architectural form will arise. All of which may enrich this senior community and spark the possibility of active interactions among peers and the local community. With a mixture of mid-rise apartments, streetscapes and activity centers, a new “cityscape” environment will enhance not only the resident’s lifestyles, but the local fabric of an urban inﬁll.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

RESEARCH METHODOLOGY The research was comprised of case studies, qualitative research and data analysis. By integrating these into a comprehensive design philosophy, the ﬁnal project was informed to best serve the site as well as the local community.

Other tools that were utilized include: •

site visits

•

local demographics

•

space syntax studies

•

digital modeling

•

energy modeling

•

architectural drawings

•

presentations

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

INITIAL THESIS GOALS The final product will improve senior living in an urban context. A new environment for our aging population will enhance the lifestyle and quality of life for this population by better incorporating seniors into the urban fabric. In concert with these ideas, extensive plans, sections and elevations of the proposed building will inform the public of its great potential. By introducing natural light, passive design, energy efficient construction, green landscapes, communal spaces and a rooted urban context, the final product will have a lasting affect on its occupants as well as to its surroundings.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

SITE The proposed site is in Knoxville, TN. There are three sites I looked over and visited. Each site has speciďŹ c details attributed to it and its surroundings. They are listed in no particular order. WV

IL KY

VA Nashville Knoxville

TENNESSEE AR

Memphis

Chattanooga

I-40

I-75

Figure 1.4 Location maps;

I-275

made by author, Image from Google Earth

I-40 TN River

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SITE CALLOUTS:

DECISIONS: Site 1 not chosen too boring no views too many existing parking Site2 chosen interesting site topography nice solar orientation less existing parking

Site 3 not chosen in shadow line from adjacent tall building road intersecting Figure 1.5 Site digrams; made by author, Images from Google Earth

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CHAPTER 2 SYSTEMATIC REVIEW Thesis research review of the three questions: 1__where to house a growing number of seniors 2__the affordability of that housing 3__the sustainability of building large housing blocks and communities

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

QUESTION #1 PLACEMENT The ﬁrst issue acknowledges the growing need for senior housing. As cited in Building a more Sustainable Future for Senior Living, by Scarfo from the Center for Health Communication [CHC] a 2004 report stated that every seven seconds one of the nearly 78 million Baby Boomers is turning 55. Communities all over America are coming to grips with the placement of our aging society. Concurrently, the abandoned inner city urban fabric can help alleviate this fact. Putnam (as cited in (Scarfo, 2011, p. 483) stated that “communities that reduce their citizens’ automobile dependency through higher density mixed-use environments that invite a multi-generational mix of residents will, in turn, foster increased social capital.” Some aspects need to be addressed when considering the overall master plan of such communities Scarfo, B. Building a more Sustainable Future for Senior Living. Arvidson, A. Here's to long life: Agingin-place programs are changing entire communities. Rosenfeld, J.P. & Popko, J. Home, Community, and Gerontocracy: Forecasting the Future of Senior Housing. Wikström, B. Seniors’ Experiences of Congregate Housing in Sweden.

such as the “AARP’s six key components of a livable communities – housing, transportation and mobility, land use, cooperation and communication, understanding the community and planning, and leadership” (Arvidson, 2011, p. 13-14). Through this lens of downtown living and revitalization, a new paradigm emerges as the old ideas and beliefs begin to erode. As Rosenfeld and Popko state, “The culturally sensitive communities of 2025 will be seedbeds of gerontocracy: places where older people enjoy more power and privilege than they did before relocating” (2010). The many social groups and diverse societies found in urban landscapes will promote a more interactive environment.

“[the] old terminology of ‘nursing home’ and ‘sheltered living’ was replaced by ‘congregate housing for old people’” (Wikström, 2010, p. 87), more diverse communities were developed. Diverse communities can be seen in the ever

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

changing demographics of our cities. “In recent decades, the United States has welcomed waves of… new immigrants [that] are close to retirement, or have been joined here by their aging parents or relatives. Instead of returning home, some are choosing to retire in the United States” (Rosenfeld and Popko, 2010, p. 62). This typology has been gaining strength in other parts of the world. The Scandinavian countries of Europe have been making new strides into the question of senior living, Gueldner (as cited in Wikström, 2010, p. 88) states, “Creating an environment that corresponds to the older person’s earlier life is an important aspect of nursing care” and will give a sense of comfort and conﬁdence to seniors that is lacking in traditional “nursing homes”. As with ethnically and culturally diverse communities, the greater organization and planning of these Rosenfeld, J.P. & Popko, J. Home, Community, and Gerontocracy: Forecasting the Future of Senior Housing. Wikström, B. Seniors’ Experiences of Congregate Housing in Sweden. Arvidson, A. Here's to long life: Agingin-place programs are changing entire communities.

sites will foster a better living environment. One idea for the model is from Sweden: “…adult communities, which are for people ages 40 and older, neither isolate older people nor segregate them in separate flats” (Rosenfeld and Popko, 2010, p. 65). A second model of where to place seniors is also gaining a foothold: aging in place. As Arvidson states, “the phrase ‘aging in place’ most often refers to an elderly person staying in her home as she ages, rather than moving to a retirement community, or assisted living facility. The definition can be expanded, however, so that place means a city or town” (2011). One study in America was the start towards this trend. In “2009 the city [of Albert Lea, MN] became the nation’s first Vitality Project, an initiative spearheaded by author and explorer Dan Buettner, whose research zeroes in on the world’s ‘blue zones’ – places where people live the longest” (Arvidson, 2011, p.11).

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

Through this study and a community started in 2001, Beacon Hill Village, “a membership organization [was started] for adults 50 and older living in several of Boston’s in-town neighborhoods” (Arvidson, 2011, p. 14-15). Here, a new framework for aiding and establishing a multigenerational community began. It lasted one year and had various activities such as “purpose workshops”, to help the residents ﬁnd vocations and hobbies. Coupled with walking competitions and visiting national lecturers to give expert advice, it also had online assessments to rate personal enjoyment. The city of Albert Lea was so inspired by the ﬁndings, that they “made policy changes ranging from sidewalk maintenance to support for community gardens and multimodal and nonmotorized transportation” (Arvidson, 2011, p.11). Arvidson, A. Here's to long life: Agingin-place programs are changing entire communities.

This goes hand in hand with the problems facing seniors whom wish to stay where they are and live out their lives. Even those in an urban environment must cope with the “barriers to aging in place, according to Opportunities report, include rigid separation between different uses, automobile dominance, road design that ignores the special needs of elderly, lack of walking options, and development patterns that expand the surface areas of communities (sprawl)” (Arvidson, 2011, p. 14).

So as studies like the Vitality Project and local

“Villages” are conducted and established, the path for better senior living environment will grow and in turn make the quality of life more enjoyable and increased personal esteem, “‘Do you house the aging person in an aging environment, [Bob] asks, ‘or do you house them in a multi-generational environment, which might actually keep them feeling younger?’” (Arvidson, 2011, p.13).

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

QUESTION #2 AFFORDABILITY As for the second question, the affordability of housing, aging in place lends itself to this idea: “…a Harvard University report, State of the Nation’s Housing 2002, found that 8.4 million of the 21 million elderly households have incomes of less than $10,500 a year” (Lisbon, 2006, p. 9). One “age in place” gaining ground is Continuing Care Retirement Center (CCRC). This is a complex where once a senior moves in, there are various levels of care, so the need to move out due to declining health, temporary assisted care or even Dementia, they are able to stay in one complex. However these income levels ﬂy in the face of the most traditional CCRC in the ﬁeld today. As stated by Stone, in 2010 the entrance fees can range from $20,000 to $1 million with the average being $248,000 (2013). Lisbon, N. The Sad State of Affordable Housing for Older People. Stone, R. What Are the Realistic Options for Aging in Community? Malinowski, M. Affordable senior housing as an engine for urban revitalization.

However when the sale of personal

assets enters the equation with "approximately 53% of CCRC residents [having] sold their homes for at least $300,000, and one in three [having] a net worth of a million dollars or more" (Stone, 2013, p. 65). So what about the other half, a total of 15 million seniors? If the seniors are homeowners, their mortgages may be paid in full by the time of retirement. But as recent economies and recessions have shown, not everyone is in a stable place and congregate housing is the wave of the future: “…the Commission on Affordable Housing and Health Facility Needs for seniors (2002) estimated that an additional 730,000 rent-assisted units will be needed by 2020…” (Lisbon, 2006, p. 9). Not only is affordable housing is needed, but in "recent years, senior affordable housing has played an increasing role in strategies for city reshaping" (Malinowski, 2008, p. 31). The reshaping of cities goes hand-in-hand with the revitalization of the urban fabric and walkable sites found in our urban centers.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

By offering low-income rent, or below market value to seniors, and bringing much needed foot traffic for the local retail and commercial spaces, urban communities will thrive. As Sharon Christen of Mercy Housing Inc. states about low-income facilities to Malinowski, “We never have problems finding tenants for our units” (2008). Along with this trend are HUD programs of nonprofitsponsored rent-assisted Section 202, and Public Housing Section 236 and 8, help encourage urban developments (Golant, 2008, p. 30).

Malinowski, M. Affordable senior housing as an engine for urban revitalization. Golant, S. M. Political and Organizational Barriers to Satisfying Low-Income U. S. Seniors' Need for Affordable Rental Housing with Supportive Services.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

QUESTION #3 SUSTAINABILITY All of this convergences into another theme and the third question, the sustainability of building large housing blocks and communities. As stated by Scarfo, “The aging in America, and the world for that matter, is one of ﬁve converging global trends. The other four are peak oil, water scarcity, climate change, and the obesity epidemic” (2011). So as the numbers increase of those entering into retirement age, some detractors like the “Not in My Back Yard” or NIMBY’s push hard not have a bunch of old folks wandering around, getting lost or driving slow. “And some day, sooner than they think, they too will be seniors, will wish to age in place, and will likely be happy if they supported sustainable senior living” (Scarfo, 2011, p. 483) To this end, the geography of an urban setting lends well to sustainability, Scarfo, B. Building a more Sustainable Future for Senior Living.

through walkable streets, dense housing blocks, and affordable complexes not only in market price, be it rent or purchase, but in the affordability of building the

GreenSource. A Natural Choice.

structure in the ﬁrst place. By using wood, a renewable resource, a building can

Table 2.1 Carbon emission per LCA;

reduce it's carbon footprint in production and sequestration. As stated in A

Lippke, B., et al. Forest Products Journal

Natural Choice article, a US Forest Service funded study, "life cycle assessment [LCA] found that harvesting, transporting, manufacturing and using wood in lumber and panel products yields less greenhouse gases than other common Carbon emissions in representative building life-cycle stages Minneapolis house Atlanta house Wood frame Steel frame Wood frame Steel frame (metric tons) Emissions in MFG. Construction & demo Emissions from biofuel Emissions from maintenance Emissions from heating and cooling Subtotal of sources

37.1 3.6 3.4 390 434

46.8 2.6 3.4 390 443

21.4 3.4 4.1 232 261

28 2.7 4.1 232 267

Forest sequestration Wood product storage Subtotal of sinks and stores

(467) (22.4) (489)

(246) (11.8) (258)

(103) (17.1) (121)

(85) (14.1) (100)

Net emissions

(55)

185

140

167

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

building materials, such as concrete and steel" (2013) . As Table 2.1 shows, LCA of wood has a net sequestration of Carbon emissions while the others have a net added emissions total. Another positive prospect for wood is that it out performs other materials by way of adaptive reuse and re-purpose. As stated in Materials in Action article about building demolitions in Minneapolis/St. Paul, "Some 66 percent of non-residential wood structures were over 50 years old, while a similar percentage of buildings were under 50 years old, and nearly 90 percent of steel buildings were under 50. However, the most common reasons for demolition were not related to material degradation, but to changing land values, lack of suitability for current use, and lack of maintenance for non-structural components. The relative ease of expanding and modifying wood-frame Architectural Record. Materials in Action. Scarfo, B. Building a more Sustainable Future for Senior Living.

structures may have contributed to their longer life," (2013). All three of these issues will inform the project designed in this thesis and hopefully inﬂuence people to look out for each other and help those in need. There will be a substantial number of aging seniors, which makes affordable and sustainable senior housing “a cost-effective strategy to [achieve] a more sustainable future for all age groups” (Scarfo, 2011, p. 477). Nevertheless, time always marches forward, none of us are getting “younger” and we all must work together to inﬂuence better policies.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CHAPTER 3 CASE STUDIES CASE STUDY 1 De Hogeweyk Weesp, The Netherlands “Residents of the Hogeweyk living and life under supervision - in an environment where they are familiar from the past. With every imaginable convenience and comfort, adapted to a variety of lifestyles. 23 diverse housing forms together as a unique living concept where approximately 135 residents with dementia were really his home, where they can continue. Their active lives This makes the Hogeweyk a safe and free environment for such a normal and digniﬁed life possible” (Molenaar & Bol & VanDillen, 2014).

INFLUENCES: urban setting designed landscaped spaces household blocks program spaces grocery, bistro, secure care, activity centers, etc.

3.1 3.2

Fig. 3.1 Locator map; made by author, Image from Google map

Fig. 3.2-5 Images of De Hogeweyk; http://www.mbvda.nl/Zorgen.html

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CASE STUDY 2 The Village at Northridge Los Angales, CA “Meander through landscaped courtyards as you wind your way seamlessly between indoor and outdoor spaces. Follow the sidewalk to the local farmers market, shopping at Northridge Fashion Center, maybe a coffee house for good conversation with friends. At The Village at Northridge, we surround our residents with an engaging blend of comfort, style, ﬁne dining, endless social and recreational opportunities, and wellness programs” (Senior Resource Group, 2013 ).

INFLUENCES: urban setting designed landscaped spaces ﬂoor plan room sizes program spaces bistro, library, internet café, pool, ﬁtness center, etc.

3.6 3.7

multi-level care independent, assisted, memory

Fig. 3.6 Locator map; made by author, Image from Google map

Fig. 3.7-10 Images of The Villages; http://www.srgseniorliving.com/assi sted_living/Northridge_CA/zip_913 24/senior_resource_group_llc/4149

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CASE STUDY 3 Sentinel Plaza Tucson, AZ “This senior living project replaces an existing HUD 202 in downtown Tucson with a low income housing tax credit (LIHTC) ﬁnanced senior apartment building. It provides 143 one bedroom apartments, which will be occupied by low income seniors from the original project. The site is west of downtown Tucson, in the Rio Nuevo Redevelopment District... With its access to public transit, local markets, and nearby walking areas, Sentinel Plaza provides a true model for urban residential living for low income seniors” (Lizard Rock Designs, 2013). INFLUENCES: affordable housing LEED Neighborhood Development urban setting sustainable design

3.11 3.12

Figure 3.11 Locator map; made by author, Image from Google map

Figure 3.12-15 Images of Sentinel Plaza; http://www.lrdaz.com/display/sentinelplaza/

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CASE STUDY 4 Ocean Breeze Santa Monica, CA “It consists of 20-low income senior units on 4 above grade levels plus an 1,800 sf commercial component on the ground level. There are 16 subterranean and one grade level parking spaces in the project. Typical unit sizes are approximately 600 sf on a single loaded corridor conﬁguration with a considerable set back on the fourth level allowing for generous open-air balconies” (ArchDaily, 2010).

INFLUENCES: single loaded corridor underground parking urban setting low-income housing with style and design

3.16

3.17

balcony spaces Figure 3.16 Locator map; made by author, Image from Google map

Fig. 3.17-20 Images of Ocean Breeze; http://www.archdaily.com/56278/ ocean-breeze-apartments-atelier-v/

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CASE STUDY 5 Mirabella Portland, OR “Mirabella's site is key: the high-density urban location, close to walking paths and public transportation, encourages an active lifestyle for the senior residents, filled with socializing, enriching activities, lifelong learning, and fitness. Building amenities including multiple dining venues, a library, auditorium, business center, health and fitness center, spa, pool, bistro café, and beauty salon contribute to this engaging lifestyle” (Ankrom Moisan Architects, 2012).

INFLUENCES: highly designed landscaped green spaces CCRC continuing care retirement community

3.21

urban setting

3.22

program spaces ﬁtness, bar lounge, pool, beauty salon, etc.

Figure 3.21 Locator map; made by author, Image from Google map

Figure 3.22-25 Images of Mirabella; http://www.ankrommoisan.com/ project/mirabellaportland/discipline/architecture-

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CHAPTER 4 PROJECT CASE STUDY 6 Forte Melbourne, Australia “Forté, the world's tallest timber apartment building, is built from CLT or Cross Laminated Timber. CLT is a durable and strong, sustainable, solid-wood alternative to conventional structural materials. A proven revolution, CLT was developed in Europe and has been used in cuttingedge constructions overseas for more than 10 years... In an apartment setting, wood is warm, natural, smells great and has an exceptional feel. As CLT is a natural product it provides excellent ambient air quality too” (Lend Lease Corporation, 2011). INFLUENCES: wood structure exposed wood panels urban setting interior design

3.26

Figure 3.26 Locator map; made by author, Image from Google map

Fig. 3.27-29 Images of Forte; http://www.forteliving.com.au/

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KEY POINTS FROM LEED ND:

For Public Use and Display LEED 2009 for Neighborhood Development Rating System Created by the Congress for the New Urbanism, Natural Resources Defense Council, and the U.S. Green Building Council (Updated October 2010)

4.1

Smart Location and Linkage Locations with reduced Automobile Dependence Neighborhood pattern and design Walkable streets Compact development Mixed-income Diverse communities Reduced parking footprint Transit facilities Access to Civic and Public spaces Community outreach and involvement Tree-lined and shaded streets Regional priority Innovation and exemplary performance Cross Laminated Timber panels, CLT Glulam_beams & columns

KEY POINTS FROM NEW URBANISM: INFLUENCE & DESIGN CONCEPTS: Two leading concepts are New Urbanism and LEED principles. These two were a driving force in the design, placement of program, site selection and building orientation.

Walk more....drive less More water re-use....less stormwater run-off Energy-efďŹ cent mixed use devoplment Improved public transit and access Lower CO2 emissions

Figure 4.1 LEED diagram; http://www.usgbc.org/leed

Figure 4.2 Publication of New Urbanism principles; http://www.cnu.org

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

Primary Grid lines within residence are set to 24’ o.c. Maximum span of Cross Laminated Timber panels, CLT

Secondary Grid lines set to 30’ o.c. Span for steel beams

Grid lines set to below grade parking garage 110 assigned existing site spaces 32 new visitor and staff only spaces

Rooms set to 4’ multiples for gypsum board Less waste and labor

STRUCTURAL CONCEPTS:

4.3

CLT; columns and floor panels Glulam; columns and beams Steel; Castellated beams Concrete; Columns, beams and floor pads for parking garage and first two levels, Podium, for wood structure above.

THE CASE FOR Tall Wood BUILDINGS How Mass Timber Offers a Safe, Economical, and Environmentally Friendly Alternative for Tall Building Structures PREPARED BY: mgb ARCHITECTURE + DESIGN Equilibrium Consulting LMDG Ltd BTY Group

FEBRUARY 22, 2012

Podium; Typical construction technique for wood, allows for two Types of construction: I-B and IV.

Figure 4.3 Structural diagram;

made by author. Charring Structural Design Diagram

Figure 4.4 Wood diagram; Green, M. (2012). Case for tall wood buildings. Vancouver: MGB.

1 2 3

Sacriﬁcial layer (char layer and pyrolysis zone; no structural capacity) Residual section (structural capacity retained) Rounded corner

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

views of two existing parking garages

knox. fire dept: noise

existing residential: do not block views

depression: good for below grade parking

views: offsite

shadow studies: sun year_round good for green space

SITE ANALYSIS:

4.5

Views and sun exposure were paramount. Off-site noise and site topography also inďŹ&#x201A;uenced the positioning of below grade parking. Figure 4.5 Site diagram; made by author.

Figure 4.6 Topography trace for building site; made by author. Complied from; http://www.kgis.org

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SENIOR LIVING: HOUSING THROUGH NEW URBANISM

ITEM

Regulatory Requirements: IBC 2012 International Building Code Construction Type: IBC Type I-B (concrete podium) Type IV (heavy timber-glulam,CLT)

SQFT 25200 36 units @ 700 sqft

1 BED

46800 52 units @ 900 sqft

2 BED

8400 7 units @ 1200 sqft

Assisted

6000 20 units @ 300 sqft

Balconies

Sitting Room Multi-Purpose Room / Education

Restaurant Indoor Recreation

304 309 310 311

Business Mercantile Residential Storage

Moderate - Hazzard

Knoxville Zoning Ordnance Districts | Overlays: 1. District: C-2 Central Business 2. Overlay: D-1 Downtown Design o o Coordinates: 35.96 N _ 83.92 W

2000 University and tenant lead classes; movie nights 1000 500

Beauty Salon

A-2 A-3 B M R-2 S-1

3000 Light fare food with Bar; 75 seats

Internet Cafe

Fitness Center / Physical Therapy

Assembly

1200 6 units, 200 sqft each

Library

Lobby

Occupancy Types: IBC 303

8640 10% of each (non-assisted) unit 86400 Residential sub-total

Bistro

Fire Protection: Automated Sprinkler System R-2 Required (per IBC 903.2.8)

NOTES

Studio

Activity Room Swimming Pool Grocery

500 1500 Rotation/Intern from local University 500 1200 classes w/ local University; tenant lead classes 3000 lap pool; therapy pool 11750 Trader Joe's or Aldi style store 14400 Communal Space sub-total

Resident On-Site

4000 4 units @ 1000 sqft each

Break rooms

750

Storage

4000

OfďŹ ces

2000

Back of house Visitation Health Clinic

3000 laundry; shop; locker room; trash/recycle 1000 2000 Rotation/Intern from local University 16750 Administrative sub-total

117,550 Sub total 41,150 Circulation 158,700 TOTAL

CODES & PROGRAM:

4.1 4.2

Relevant codes and districts for Knoxville, as well as Occupancy types. Program breakdown with total gross building square foot size. Table 4.1 Code analysis; made by author.

Table 4.2 Program analysis; made by author.

Figure 4.7 3D program diagram; made by author.

4.7

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

STRUCTURAL MATERIAL SCHEDULE VOLUME (CF) 347.67 50688.21 2410.81 11382.37 22369.58 220240.35 65581.53

FAMILY AND TYPE BEAM-Steel (7853 LFT W18x22) BEAM-Concrete BEAM-Glulam COLUMN-Concrete COLUMN-Glulam/CLT FLOOR-CLT FLOOR-Concrete TOTALS (CF) 347.67 STEEL 127,652.11 CONCRETE 245,020.74 WOOD

CARBON SUMMARY_NET CLT & GLULAM

CONCRETE & STEEL

TOTAL (metric tons of CO2)

(4813)

1169.5

(3643.5)

4.4

4.3

Carbon Summary Equivalent to:

Results Volume of wood products used:

1275 cars off the road for a year

6938 cubic meters (245022 cubic ft) of lumber and sheathing U.S. and Canadian forests grow this much wood in:

Energy to operate a home for 567 years

20 minutes

CO2 EMISSION ANALYSIS:

Carbon stored in the wood: 4813 metric tons of carbon dioxide Results from this tool are estimates of average wood volumes only.

Table 4.3 Volume of Structural members pulled from Revit;

Avoided greenhouse gas emissions:

Total potential carbon beneďŹ t:

References and Notes' for assumptions and other information

made by author

6675 metric tons of carbon dioxide

related to the calculations.

Detailed life cycle assessments (LCA) are required to accurately

1862 metric tons of carbon dioxide

determine a building's carbon footprint. Please refer to the

4.8

Table 4.4 Net Carbon emissions; made by author.

CARBON SUMMARY_CONCRETE Figure 4.8 Carbon summary of wood members; http://www.woodworks.org/designwith-wood/building-systems-clt

Table 4.5 Carbon summary of concrete members; http://www.heidelbergcement.com/ NR/rdonlyres/0EC542D4-05724499-B507-AA46D27796F0/0/ concrete_calculator.html

Table 4.6 Carbon summary of steel members; http://www.steelconstruction.org/re sources/sustainability/carbonfootprints-structures.html

Volume (CF)

Standard Mix (metric tons of CO2)

Fly-Ash Mix (metric tons fo CO2)

127,625

1,323

1,146

4.5 CARBON SUMMARY_STEEL LENGTH (FT)

WEIGHT (TONNES)

TOTAL (metric tons of CO2)

7853

78.36

23.5

4.6

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

4.9

DESIGN ANALYSIS: Early schematic design phase of project. along with below grade parking and double high ceiling at loading dock allowed for swimming pool structure above. Figure 4.9 Final North section; made by author.

Figure 4.10 Early sketch;

4.10

made by author.

Figure 4.11 Early sketch; made by author.

4.11

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

6' - 6"

3' - 6"

7' - 3" WH

WH WH

8' - 6"

1 BED

STUDIO

6' - 9"

9' - 0"

J RESIDENTIAL LAYOUT:

4.12

Design of residence with ideas of barrier-free bath and inset balcony for privacy and interior daylighting.

35' - 0" 12' - 3 1/16"

12' - 5 1/4"

10' - 3 11/16"

6' - 9 1/2"

Figure 4.12 Final callout of 9th Level residence with south facing balconies; made by author.

27' - 6 1/8"

10' - 9 1/16"

31' - 6 1/8"

4' - 0"

made by author.

16' - 6"

Figure 4.13 Early ďŹ&#x201A;oor plan design;

4.13

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

A RESIDENTIAL LAYOUT:

4.14

By using CLT panels for floors and structural members, it allowed for exposed wood walls, floors and ceilings. A feature to “warm” interior environment with natural finishes. Figure 4.14 Final section; made by author.

Figure 4.15 Revit render of residence; made by author.

4.15

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

STORAGE

DW R

SPA CARE

4.16

COMMONS

ASSISTED CARE LAYOUT: Levels 3-4, Bridge levels, are for Memory care, resident & non-resident rehabilitation or assisted living. These levels have controlled entry & green roof access. Figure 4.16 Revit render of green roof; made by author.

GREEN ROOF

COMMONS

Figure 4.17 Plan of 3rd Level;

made by author.

4.17

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

A1 Figure 4.18 Final full section;

4.18

made by author.

Figure 4.19 Revit render of Bridge levels and green roof; made by author.

4.19

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

B JANITOR

LAUNDRY

2 BED R

DW DW DW

STUDIO WH

R R

WH WH

1 BED

STUDIO

1 BED

STUDIO

R FD

R COMMONS

1 BED

WH 1 BED

1 BED

STUDIO

R WH

4.20 GREEN ROOF DWDWDW

LAUNDRY

STUDIO

TRASH

COMMONS FD

Exit access path to ﬁre stairs. A: Levels 1-13 B: Levels 1-8 E C: Levels 1-9 D: Levels 1 & 10-13 D

1 BED R FD

LIFE SAFETY ANALYSIS:

1 BED

Figure 4.20 Plan of 5th Level; made by author.

Figure 4.21 Plan of 10th Level;

4.21

made by author. B

Figure 4.22 Early design sketch of ﬁre stair placements; A

made by author.

4.22

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

4.23

LIGHT FUNNEL STUDIES: Sun-ray studies for 11 storey daylighting light funnel with adjusting wall angles and directions. Figure 4.23 CAD studies; made by author.

Changed opening to match summer angle . . . . Jumpstart for winter light pushed down funnel . . . .

Figure 4.24 Detail of top “light” scope at roof level; made by author.

4.24

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

DWDWDW

LAUNDRY

2 BED

STUDIO

R WH

WH FD

R COMMONS

FD FD

R WH

TRASH

1 BED

STUDIO

J.1 J

4.25 LIGHT FUNNEL: Floor plan showing Light funnel output and angled walls in north hallway to further push daylight into center of building. Figure 4.25 Plan of 9th Level;

LIGHT FUNNEL STUDY 11 STORIES DOWN INSIDE BISTRO WINTER

EQUINOX

SUMMER

made by author.

Figure 4.26 Revit renders of Bistro made by author.

4.26

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

Figure 4.27 Revit 3D section of Light funnel; made by author.

A A1 4.27

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

STORAGE

LOBBY

LIBRARY INTERNET CAFE

MAIN ENTRY:

OFFICE

LOBBY

Landscape plan of Main Level entrance green space with access to Administration Annex Entry Level to south.

4.28

Figure 4.28 Landscape plan of main green space at entrance; made by author.

Figure 4.29 Early design sketch of landscape plan; made by author.

4.29

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

GREEN ROOF

4.30 GREEN ROOF: Landscape plan of green roof. Incorporates public_private sitting areas and raised garden beds. Figure 4.30 Early sketch of plan; made by author. Figure 4.31 Landscape plan of 5th Level green roof; made by author.

Figure 4.32 Revit renders of green roof sitting areas;

4.31

made by author.

4.32

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

4.33 Figure 4.33 Revit render of exterior Southwest corner; made by author.

Figure 4.34 Revit render of indoor swimming pool on 2nd Level; made by author.

4.34

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CHAPTER 5 CONCLUSION As this thesis concludes, I have found that the processes of exploration, research, epiphany, and luck (amongst others) have played vital roles in the ultimate conclusion of the work. I set out with the intention of finding a better approach to the growing problem of the quality of senior living through the investigation of three key questions surrounding the topic: placement in the urban environment, affordability of construction and to the user, and sustainable practices. For placement, I sought to infuse the residents of this facility into the local fabric of an exciting urban environment with abundant activities and community involvement. With regards to affordability, I founded this design strategy on simple, buildable, and efficient design principles. In particular, the use of Cross Laminated Timber panels for structural walls and floors allowed

“The most effective way to cope with change is to help create it.”

exposed wood to warm the interior spaces as well as offer cost savings through

L. W. Lynett

the elimination of a significant amount of other labor intensive finish material like gypsum wallboard. Finally, the idea of sustainability was embedded in the LEED Neighborhood Development and New Urbanism strategies deployed in site selection and design intent including proximity to services and activities and solar orientation. Natural daylight drove many significant design decisions over the course of the project including building massing, residence orientations, and the introduction of light funnels. These strategies not only provided daylight for vision, but also reduced the need for artificial lighting therefore lowering energy usage. This thesis is over, but the work has the potential to extend. Further development of green space both on the ground and on the rooftops, a full study of the energy embodied in the building and its materials, and the development of a cost estimate for both the construction and the life cycle of the project would

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CHAPTER 5 CONCLUSION further the goals of the project and push it closer to having a real inﬂuence in the development of this project type. Nonetheless, to learn about and understand senior living facilities fulﬁlled the desire to continue my education and receive a Masters degree in Architecture.

“The most effective way to cope with change is to help create it.” L. W. Lynett

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

BIBLIOGRAPHY

Adler, J. (2006). What's Next, Boomers?. Planning, 72(11), 34-37. Alexander, C., Ishikawa, S., & Silverstein, M. (1977). A pattern language: Towns, buildings, construction. New York: Oxford University Press. Arch Daily. (2010). Ocean Breeze Apartments. Retrieved from website: http://www.archdaily.com/56278/ocean-breeze-apartments-atelier-v Architectural Record. (2013). Materials in Action. McGraw Hill. Retrieved from: http://ce.construction.com/article.php?L=221&C=789&P=10. Arvidson, A. R. (2011). Here's to long life: Aging-in-place programs are changing entire communities. Planning, 77(7), 10-14. Ching, F. D. K., Winkel, S. R. (2009). Building Codes Illustrated. Hoboken, NJ: John Wiley & Sons. DeďŹ nition: http://www.britannica.com/EBchecked/topic/47555/baby-boom Dickinson, E. E. (2008). Old Age, New Models. Architect (Washington, D.C.), 97(12), 70-75. Engineering News Record. (2014). Cross Laminated Timber. McGraw Hill. Retrieved from: http://ce.construction.com/article.php? L=312&C=1138. Engineering News Record. (2014) Multi-story wood Construction. McGraw Hill. Retrieved from: http://ce.construction.com/article.php? L=285&C=883. Enlow, C. (2013). Thinking beyond the 3BR, 2BA: Consumer demands are changing in a post-recession market. Urban Land,72(5-6), 88-92. Retrieved from: http://search.proquest.com/docview/1431606088? accountid=13864 Forte. Retrieved from: http://www.forteliving.com.au Golant, S. M. (2003). Political and Organizational Barriers to Satisfying LowIncome U. S. Seniors' Need for Affordable Rental Housing with Supportive Services. Journal Of Aging & Social Policy, 15(4), 21-48. Green, M. (2012). Case for Tall Wood Buildings. Vancouver: MGB. GreenďŹ eld, E. A., et al. (2012). A National Overview of Villages: Results from a 2012 Organizational Survey. Rutgers: School of Social Work Pub. GreenSource. (2013). A Natural Choice. McGraw Hill. Retrieved from: http://ce.construction.com/article.php?L=221&C=823&P=1.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

GreenSource. (2013). Wood's New Wave. McGraw Hill. Retrieved from: http://ce.construction.com/article.php?L=5&C=1082&P=1. Guilford-Blake, R. (2003). A Maturing Market. Commercial Investment Real Estate, 22(2), 33. International Building Codes. (2012). International Code Council. Retrieved from: http://publicecodes.cyberregs.com/icod/ibc/2012/index.htm. Jurkowski, E. T. (2013). Implementing Culture Change in Long-Term Care. New York: Springer Publishing. Krier, L., & Porphyrios, D. (1984). LĂŠon Krier, houses, palaces, cities. London: Architectural Design AD Editions. Krier, R. (2006). Town Spaces. Berlin: Birkhauser. LeGates, R. T., & Stout, F. (2011). The City Reader. London: Routledge. Lippke, B., Wilson, J., Perez-Garcia, J., Bowyer, J., & Meil, J. (2004). CORRIM: Life-Cycle Environmental Performance of Renewable Building Materials. Forest Products Journal, 54(6), 8-19. Lisbon, N. (2006). The Sad State of Affordable Housing for Older People. Generations, 29(4), 9-15. Malinowski, M. (2009). Affordable senior housing as an engine for urban revitalization. ArcCA, the Journal of the American Institute of Architects, California Council, 2), 30-35. Retrieved from http://search.proquest.com/docview/55507280?accountid=13864 Molenaar & Bol & VanDillen architecten, (2014). Zorgwijk de Hogeweyk te Weesp. Retrieved from: http://www.mbvda.nl/Zorgen.html Nathan, A., Wood, L., Giles-Corti, B. (2013). Environmental Factors Assoicated with Active Living in Retirement Village Residents: Finding from an Exploratory Qualitative Enquiry. Research on Aging, 35(4), 459-480. Nolan, D., & Maher, L. (2000). Coming Home: Creating Affordable Assisted Living for Low-Income Seniors. Social Policy, 31(2), 52-54. Paiz, J.M., Angeli, E., Wagner, J., Lawrick, E., Moore, K., Anderson, M., Soderlund, L., Brizee, A., & Keck, R. (2012, October 31). Reference List: Author/Authors. Retrieved from: https://owl.english. purdue.edu/owl/resource/560/06/ Paiz, J.M., Angeli, E., Wagner, J., Lawrick, E., Moore, K., Anderson, M., Soderlund, L., Brizee, A., & Keck, R. (2014, February 2). Reference

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

List: Electronic Sources. Retrieved from: https:// owl.english. purdue.edu/owl/resource/560/10/ Peck, R. L. (2008). An urban high-rise makes green dollars and sense. LongTerm Living: For The Continuing Care Professional, 57(5), 30-33. Places, People, Thrive. Retrieved from: http:// www.ankrommoisan.com/ project/mirabella-seattle/ discipline/architecture. Rosenfeld, J. P., & Popko, J. (2010). Home, Community, and Gerontocracy: Forecasting the Future of Senior Housing. Generations, 34(3), 61-69. Scarfo, B. (2011). Building a more Sustainable Future for Senior Living. Educational Gerontology, 37(6), 466-487. Senior Resource Group. (2014). Neighborhood watch. Retrieved from: http:// www.srgseniorliving.com/assisted_living/Northridge_ CA/zip_91324/s enior_resource_group_llc/4149/ Sentinel Plaza. Retrieved from: http://www.lrd-az.com/display/sentinelplaza/ Stone, R. (2013). What Are the Realistic Options for Aging in Community? Generations, 37(4), 65-71. WikstrĂśm, B. (2010). Seniorsâ&#x20AC;&#x2122; Experiences of Congregate Housing in Sweden. Creative Nursing, 16(2), 87-94. Whole Building Design Guide. (2014). National Institute of Building Sciences. Retrieved from: http://www.wbdg.org/design/spacetypes.php.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

APPENDIX

Oral defense presentation boards.

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

ABSTRACT The Baby Boomers are coming! The Baby Boomers are coming! Well, coming of age. It has been almost 70 years since World War II. At its conclusion, after the high of victory combined with new found economic prosperity, the victorious soldiers returned (wink, wink, nudge, nudge) and a boom in births erupted in the United States. This period of increased birth rates is defined by Encyclopedia Britannica between 1946 to 1964, and decades later it is now poised to create significant challenges for the design of the contemporary built environment. As

the healthcare industry develops a better understanding of how to handle and care for the mounting” population of aging citizens, architecture needs to be equally as progressive in its strategies for design. Not only is there a need for more health care facilities in the United States, but also facilities and communities to house and support a doubling in population of people over 65 by 2030 to 70 million as stated by Nancy Lisbon in 2006. The following paper will examine research and precedents that inform a new approach for the design of senior housing with affordability and amenities leading the research. The discussion of designing this new benchmark for senior living begins with affordability and progresses into New Urbanism with ideas rooted in compact, walkable communities. Senior citizens can intentionally live in these urban environments due to the proximity of a wide variety of activities and services and short travel distances to the surrounding people. With a mixture of mid-rise apartments, landscaped streets and activity centers, a new “cityscape” environment will enhance not only the resident’s lifestyles, but the local fabric of an urban infill.

http://mithun.com/images/about/cbd_beneﬁts_diagram.png

CASE STUDY 1: de hogeweyk weesp, the netherlands “Residents of the Hogeweyk living and life - under supervision - in an environment where they are familiar from the past. With every imaginable convenience and comfort, adapted to a variety of lifestyles. 23 diverse housing forms together as a unique living concept where approximately 135 residents with dementia were really his home, where they can continue. Their active lives This makes the Hogeweyk a safe and free environment for such a normal and dignified life possible.” ©2014 Molenaar & Bol & VanDillen architecten

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

FEBRUARY 22, 2012

Charring Structural Design Diagram 1 2 3

Sacriﬁcial layer (char layer and pyrolysis zone; no structural capacity) Residual section (structural capacity retained) Rounded corner

http://www.naturallywood.com/ http://www.archiexpo.com/

http://www.woodarchitecture.se/

grid lines within residence are < 24’ o.c. max span of CLT floor panels

rooms set to 4’ multiples for gypsum board less waste and labor

grid lines set to below grade parking garage 110 assigned existing site spaces 32 new visitor and staff only spaces

grid lines set to 30’ o.c. span for steel beams

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

environmental

activities

so l

ice

mm su

13 2 1

lstice winter so

sun path

500

wind direction

1 knoxville fire department

annunal: calm 32% sw: 10% n: 8%

2 market square

500

6 tennessee theater symphony broadway shows

paramedics

knoxville, TN longitude: latitude:

35째 57' 58" N 84째 1' 12" W

zeinth angle: summer solstice: winter solstice:

7 main public library 8 worlds fair park

restaurants retail farmers market

avg speed sw: 9.5 mph n: 6.6 mph

78째 31째

amphitheater outdoor festivals

3 ymca 4 regal 8 cinemas 5 krutch park

residential

9 old city restaurants retail bars

10 11 12 13

bijou theater riverwalk knoxville museum of art civic colusem concerts broadway shows

14 university of tennessee over 55 restaurants within 1/2 mile raduis

public transit

500

north sub_market

existing buildings

619 units

with units

central sub_market

proposed buildings

307 units

442 units

datum:

downtown loop

median value: $ 220,100 median mortgage: $ 1,327 median rent: $ 698 median income: $ 36,625

gay street line

owner-occupied:

500

vol line

244

avg. size: 1.43

south sub_market

renter-occupied:

127 units

921

avg. size: 1.37 knoxville metropolitan planning commission 2009

knoxville metropolitan planning commission 2013

U.S. Census Bureau, 2008-2012 American Community Survey

views of two existing parking garages

knox. fire dept: noise

existing residential: do not block views

depression: good for below grade parking

views: offsite

shadow studies: sun year_round good for green space

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

CASE STUDY 2:

CASE STUDY 3:

Village at Northridge Los Angales, CA

Forte Melbourne, Australia

“Meander through landscaped courtyards as you wind your way seamlessly between indoor and outdoor spaces. Follow the sidewalk to the local farmers market, shopping at Northridge Fashion Center, maybe a coffee house for good conversation with friends. At The Village at Northridge, we surround our residents with an engaging blend of comfort, style, fine dining, endless social and recreational opportunities, and wellness programs.”

“Forté, the world's tallest timber apartment building, is built from CLT or Cross Laminated Timber. CLT is a durable and strong, sustainable, solid-wood alternative to conventional structural materials. A proven revolution, CLT was developed in Europe and has been used in cutting-edge constructions overseas for more than 10 years. CLT has excellent thermal qualities, meaning it keeps your apartment warmer in winter and cooler in summer. In an apartment setting, wood is warm, natural, smells great and has an exceptional feel. As CLT is a natural product it provides excellent ambient air quality too.”

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

program_building

communal 22,950 net sqft

residential 83,600 net sqft

SITTING ROOM

STUDIO

BISTRO

1 BED

MULTI-PURPOSE / EDUCATION LIBRARY INTERNET CAFÉ LOBBY FITNESS CENTER / PHYSICAL THERAPY

36 @ 700 sqft

administration 11,040 net sqft STORAGE RESIDENT ON-SITE

52 @ 900 sqft

2 BED 7 @ 1200 sqft

ASSISTED 20 @ 300 sqft

BALCONIES 10% of each unit

158,746 gross sqft RESIDENTIAL 83,600 net sqft 78.4%

COMMUNAL BREAK ROOMS OFFICES

11,950 net sqft 11.2 %

ADMINISTRATIVE 11,040 sqft 10.4 %

BACK OF HOUSE SHOP HEALTH CLINIC

BEAUTY SALON ARTS_CRAFTS ROOM SWIMMING POOL GROCERY

CASE STUDY 4: Mirabella Portland, OR “Mirabella's site is key: the highdensity urban location, close to walking paths and public transportation, encourages an active lifestyle for the senior residents, filled with socializing, enriching activities, lifelong learning, and fitness. Building amenities including multiple dining venues, a library, auditorium, business center, health and fitness center, spa, pool, bistro café, and beauty salon contribute to this engaging lifestyle.”

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

MULTI PURPOSE

MECH

OFFICE STORAGE

STORAGE OFFICE

PRIVATE DINING

STORAGE

COOLER

DISH

LOADING STORAGE

KITCHEN

OFFICE

LOBBY

75 SEAT BISTRO

STORAGE

GROCERY

LIBRARY INTERNET CAFE

STORAGE

WH RA

OFFICE

VISIT

LOBBY

RECEPTION

LOBBY

OFFICE

MAIN ENTRY 10m 0 ANNEX: ENTRY

50ft

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

10m 0 50ft

P UP LOADING ENTRY

PARKING ENTRY

M LOADING DOCK

G.7

F.5

E.3

LOADING DOCK PARKING GARAGE ENTRY

SITE WORK: cut_ 197,966 cf fill_ 180,551 cf GREEN ROOFS fill_ 5,698 cf

4 LEVELS BELOW GRADE 32 visitor & staff 110 assigned

NET: cut_

11,719 cf

A1 10m 0 50ft

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

P EXAM

X-RAY

SURGEY

EXAM LAB

STORAGE THERAPY POOL

OFFICE

LAP POOL HEALTH CLINIC

CLOSET

TRASH

WOMEN LOCKER

MEN LOCKER

OFFICE

COMMONS

SALON

FITNESS CENTER

ACTIVITES

LEVEL 2

summer

winter

LAUNDRY

2 BED R

JANITOR

DW DW DW

STUDIO WH

R R

WH WH

1 BED

STUDIO

1 BED

STUDIO

R FD

R COMMONS

K FD

WH 1 BED

1 BED

STUDIO

1 BED

R WH

R STUDIO

FD FD

GREEN ROOF

LEVELS 3 4 GREEN ROOF ACCESS + 5

6 7 8

10m 0 50ft

J.1

TRASH

LAUNDRY

COMMONS

LAUNDRY

COMMONS

DWDWDW

2 BED

1 BED

LEVELS 10 11 12 13

1 BED

LEVEL 9

1 BED

STUDIO

1 BED

R R

1 BED

STUDIO

10m

50ft

10m

50ft

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

COMMONS

SPA CARE

6.9

DW R

GREEN ROOF

STORAGE

4.1

GREEN ROOF ACCESS

BRIDGE LEVELS 1 2

SHOP

STORAGE

BREAK RM

ANNEX:

4 BELOW GRADE

STORAGE

WOMEN LOCKER

STORAGE

MEN LOCKER

ELEC

MECH

10m

50ft

10m 50ft

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

ÂŠ 2009 steven hall

jumpstart for winter light pushed down

changed opening to match summer angle . . . .

winter

equinox

solar funnel study 10 stories down inside bistro summer

SENIOR LIVING: HOUSING THROUGH NEW URBANISM

“In a world where death is the hunter, my friend, there is no time for regrets or doubts. There is only time for decisions.” Carlos Castaneda, Journey to Ixtlan