Presenters: Glen Tipton, FAIA, Principal - Hord Coplan Macht Architects Alan Siegfried, Vice President of Project Management - The Shelter Group Cynthia Shonaiya, AIA, LEED AP, Principal - Hord Coplan Macht Architects
Walking the Line: Creating Great Assisted Living Experiences in Walkable Town Center Environments
#ALFA2014
“I Walk the Line”
#ALFA2014
So‌What is a Walkable Town Center? Preferred Definition: “A walkable, vibrant, intergenerational, mixed-use community of sufficient density to provide an array of housing settings, retail, restaurants, services, religious, educational, cultural and community facilities, diverse employment opportunities and healthcare, with dependable public transportation to access similar other amenities.â€?
#ALFA2014
So What Does a Walkable Town Center Look Like? This?
This?
Or
Or Both?
#ALFA2014
No Longer Talking the Talk…. Now I’m Walking the Walk Glen Tipton, FAIA My Place……………………. My View…………………….. My Story!
#ALFA2014
Self Contained Senior Living Communities are somewhat like……….
#ALFA2014
Self Contained Senior Living Communities are somewhat like……….
#ALFA2014
Generations Population in millions Millennia Gen Y
P o p u l a t i o n
Gen X
(Echo Boom) Boomers)
5.0
Boomers
Silents
GI
4.5 4.0 3.5 3.0
Sr. Living Community Population
2.5 2.0 1.5 1.0 0.5
10 0
95
90
85
80
75
70
65
60
55
50
45
40
35
30
25
20
15
10
Age in 2014
5
0.0
#ALFA2014
Community Integrated Senior Living: Urban Infill Setting
The Jefferson
Harbor’s Edge
Arlington, VA
Norfolk, VA
Edenwald Towson, MD
#ALFA2014
Community Integrated Senior Living: New Town Setting Type your content here
YMCA
Town Center
The Summit
The Summit Wyndhurst New Town Lynchburg, VA
#ALFA2014
Community Integrated Senior Living: In Existing Communities Atlanta Regional Planning Commission’s Initiative: Accommodation of the needs of the “Older Adults” within existing Communities
Mableton, GA Master Plan Lifelong Community Planning Charrette #ALFA2014
Generations Population in millions Millennia Gen Y
P o p u l a t i o n
Gen X
(Echo Boom) Boomers)
5.0
Boomers
Silents
GI
4.5 4.0 3.5 3.0
Sr. Living Community Population
2.5 2.0 1.5 1.0 0.5
10 0
95
90
85
80
75
70
65
60
55
50
45
40
35
30
25
20
15
10
Age in 2014
5
0.0
#ALFA2014
“I am the Silent Generation” And so are all my friends…..
#ALFA2014
“I am also the Silent Generation”
#ALFA2014
Just ask the (not so “Silent”) customer…. Add Picture of focus groups
#ALFA2014
Just ask the (not so “Silent”) customer…. “ I want to stay connected to my neighborhood” “ I want to feel that I have not left my ‘home’ ” “ I want to feel that I have not been “put” somewhere I don’t want to be”
#ALFA2014
Just ask the (not so “Silent”) customer….. “I want to live where friends and family will want to come visit” “ I want to live where we can easily go somewhere nearby to be a part of the life of the Community ” “I want to live near my “Adult Children” and Grandchildren” #ALFA2014
The “Adult Children”…….Baby Boomers!!!! Picture from Woodstock of huge crowds
#ALFA2014
Boomers are moving back to the City
#ALFA2014
Boomers are moving back to the City
#ALFA2014
Truly an emerging trend…
“…the roles of America’s cities and suburbs are changing places….young adults and affluent retirees moving in… and the less affluent moving out…with huge implications for the future of our society…”
#ALFA2014
Truly an emerging trend… ‘…the single American Dream…. a house, a lawn, a picket fence, two children, and a car….is no more… ….there is no longer that singular American Dream….”
#ALFA2014
Truly an emerging trend…
“…bustling sidewalks…vital mass transit….pedestrian friendly urban core” “…practical, eminently achievable vision …how to make the “normal” American city great…AGAIN!”
#ALFA2014
Truly an emerging trend…
“…urban economist shatters the myth that the City is dead….presents the majesty and greatness of … “Man’s Greatest Invention”…. ”
#ALFA2014
Walking the Walk: A Baby Boomer’s Personal Story
#ALFA2014
Harbor East: Baltimore, MD WORK
HARBOR EAST
My Neighborhood
My Neighborhood LIVE
#ALFA2014
Harbor East: Vibrant, Walkable, Mixed Use
#ALFA2014
Harbor East: Intergenerational, Diverse Population
#ALFA2014
Harbor East: Transportation Options Dependable, Sustainable, Land and Water Mass Transit …and the Bus is FREE!
#ALFA2014
Harbor East: Retail, Restaurants, Services, Amenities Grocery
Retail
Coffee Shops
And 17 others!
Pharmacy And 24 others! Movie Theatre
Dining Venues
Fitness /Spa Hotels Services And 4 others! #ALFA2014
City Winning Over Suburbs!
“Harbor East symbolizes a population shift taking place across the nation…”
“Driven by young professionals and retiring Baby Boomers…”
#ALFA2014
So what does this mean to your organization?
#ALFA2014
So what does this mean to your organization?
EVERYTHING!!!!!!!!!!! Things are Changing!
#ALFA2014
“Housing in America: The Baby Boomers Turn 65” Insert ULI cover
#ALFA2014
“Housing in America: The Baby Boomers Turn 65” Urban Land Institute – 2012 Report “What this (demographic shift) means for housing is that the
past cannot be relied upon as a predictor of the future…What they (Silent and Leading-Edge Boomers) will want is likely to be quite different from what today’s
housing communities for seniors provide, or they may instead find new ways (and settings) to obtain the support
they need.
#ALFA2014
Rate of Population Growth 2012 - 2040 Type your content here
#ALFA2014
In other words………
“ The Future Ain’t What It Used To Be! ”
- Yogi Berra
#ALFA2014
WALKING THE LINE THE DEVELOPER-OWNER-OPERATOR’S PERSPECTIVE
#ALFA2014
Brightview Senior Living Rental Stand Alone & Continuum Models for Assisted Living, Independent Living and Memory Care !
Located Increasingly in a Range of Walkable Town Center Settings!
#ALFA2014
Model Migration Timeline 2002-2007
Suburban Continuum Model took root and thrived in A and some B markets; alot of development competition.
2008-2012
Focused on a more urban (amenity rich) Suburban Continuum Model and Stand Alone Assisted Living model in A markets; limited development competition; tweaked the Continuum Model to be more efficient, more cost competitive, and more responsive to market needs.
2012-2014
Suburban-Urban Continuum Model focuses on sites in higher density affluent markets with connectivity, walkability and higher barriers to entry. Development competition increasing since ‘13.
2015 and beyond looking to enter more urban markets with amenity rich neighborhoods, medical care and conveniences with great connectivity and walkability. Leading to true urban core communities?
#ALFA2014
Suburban communities… • Great sites in residential settings • Close to neighborhoods • Great on-property lifestyle; great staff = great service with a focus on an active, vibrant lifestyle • Transportation provided to activities and events in neighboring communities and Brightview properties • Very residential, home-like setting • Examples…
#ALFA2014
Classic suburban model
#ALFA2014
Current Suburban Continuum Model
#ALFA2014
Suburban Communities Connected to Lifestyle Centers… • Great sites in developed neighborhoods offer convenient access to a wide variety of amenities while being proximate to the surrounding neighborhoods. • Such communities provide both a real and perceived connection to surrounding amenities and daily life conveniences… including groceries, pharmacies, health care, retail, restaurants and in some cases public transit centers.
#ALFA2014
Brightview Avondell….suburban…
#ALFA2014
A Step Closer: More Walkable Suburban‌. Type your content here
#ALFA2014
…offering both Independent and Assisted Living Type your content here
#ALFA2014
Another‌ Integrated within a Retail Center Type your content here
#ALFA2014
With Convenient Walking Links to Amenities‌ Neighborhood amenities that are attractive to active seniors include Restaurants, Theaters, Retail, Medical Offices‌
#ALFA2014
…and adjoining residential neighborhoods Type your content here
#ALFA2014
Still Retaining own Private Space
#ALFA2014
If both IL and AL, why not just Assisted?
#ALFA2014
Brightview South River‌..
#ALFA2014
‌located adjacent to a major retail center
#ALFA2014
“Suburban urban” communities… • Located in more urban town centers with convenient access to major cities like Baltimore, D.C., Boston, and NY. • Sites more compact; buildings more vertical; covered parking under building; walkable retail districts; comfort of being connected to community services; surrounding community is an extension of the Brightview community and daily lifestyle.
#ALFA2014
Brightview Towson….
#ALFA2014
‌truly community integrated‌
#ALFA2014
‌.still having private outdoor spaces
#ALFA2014
Some things our residents are saying: • “The location is good, it’s convenient. I am 10 minutes
to the senior center. I have children nearby. I came from the neighborhood, and friends walk over to visit me. It is very convenient.” • “Brightview is cozy, and it has a community feel; the staff makes it feel like home here.” • It’s hard to imagine being in a better place, except maybe “brand x”, but it’s too expensive and too formal there. This feels like home to me”
#ALFA2014
Some things our residents are saying: • “People are wonderful, kind, thoughtful and helpful,
just like family. I have come to know the staff well here.” • “ My visitors are always impressed when they walk in. This is like living in a 5-Star Hotel!” • “ There is so much to do here!”
#ALFA2014
“We love to socialize…..the Gang’s all here!”
#ALFA2014
“There’s always a place for a quiet chat….”
#ALFA2014
“…or a lively debate!”
#ALFA2014
“The food is great….and the beer is cold!”
#ALFA2014
“Always something fun to do!”
#ALFA2014
“And learning from others never stops”
#ALFA2014
“We have fashion shows….
#ALFA2014
“….and watch our gardens grow!”
#ALFA2014
So what’s next? Type your content here
#ALFA2014
The latest is truly urban‌..
#ALFA2014
‌. without loss of your own private space
#ALFA2014
Connecting Residents with Neighborhood Amenities‌the suburban way
#ALFA2014
Road trip!
#ALFA2014
Connecting Residents with neighborhood amenities…the urban way…
#ALFA2014
Skip the bus.…we can just walk there!
#ALFA2014
WALKING THE LINE THE ARCHITECT’S PERSPECTIVE
#ALFA2014
Harnessing the Benefits AND Addressing the Challenges ‘WALKING THE LINE’ BETWEEN THE BENEFITS AND CHALLENGES OF URBAN ASSISTED LIVING COMMUNITIES
#ALFA2014
The Balancing Act Harness the Benefits & Address the Challenges
#ALFA2014
Fast Facts Again…There is no single ‘senior’ Generation! LEADING EDGE BOOMERS (1946 – 1956):
58-68 yrs old - Hillary Clinton (66)
THE SILENT GENERATION (1928 – 1945):
69-86 years old - Tina Turner (74), William Shatner (83); They walk the line between Boomers and the Greatest Generation.
THE GREATEST GENERATION (1901 – 1927)– 87 years and older Barbara Bush (88), Dick van Dyke (88)
“Do not consider themselves to be ‘Seniors’ and are often offended by the use of this term to refer to them.” Source: Urban Land Institute, “Housing in America: The Boomers turn 65” by John K McIlwain
#ALFA2014
Benefits and Challenges 1. OPTIMIZING PARKING 2. DEALING WITH NOISE, CONGESTION, DENSITY, CRIME 3. OFFSETTING HIGHER LAND COSTS AND TIGHTER SITES 4. MANAGING ZONING REGULATIONS AND CODE REQUIREMENTS 5. MAXIMIZING AMENITY SPACES AND OPPORTUNITIES 6. MODIFYING PROGRAMS AND OPERATING MODELS
#ALFA2014
Benefits and Challenges 1. OPTIMIZING PARKING 2. DEALING WITH NOISE, CONGESTION, DENSITY, CRIME 3. OFFSETTING HIGHER LAND COSTS AND TIGHTER SITES 4. MANAGING ZONING REGULATIONS AND CODE REQUIREMENTS 5. MAXIMIZING AMENITY SPACES AND OPPORTUNITIES 6. MODIFYING PROGRAMS AND OPERATING MODELS
#ALFA2014
Optimizing Parking SUBURBAN ASSISTED LIVING Parking is on grade, easily accessed and near the front door and relatively cheap to provide. URBAN ASSISTED LIVING Parking is less available and more expensive to provide. Project BV Greentree (Suburban) BV Rockville Town Center (Urban)
No. of Units 201 195
Site 10.8 acres 1.2 acres
Parking Spaces 176
Spaces /unit 0.87
Spaces /Acre 16.3
105
0.53
87.5
parking #ALFA2014
Optimizing Parking INHERENT BENEFITS Less parking can be provided for a number of reasons: • Availability of public transportation. • Destinations within walkable distances • Health benefits and community connectivity due to nearby amenities. • In Towson residents walk and ‘scoot’ to Starbucks and mall.
#ALFA2014
Benefits and Challenges 1. OPTIMIZING PARKING
2. DEALING WITH NOISE, CONGESTION & DENSITY
3. OFFSETTING HIGHER LAND COSTS AND TIGHTER SITES 4. MANAGING ZONING REGULATIONS AND CODE REQUIREMENTS 5. MAXIMIZING AMENITY SPACES AND OPPORTUNITIES 6. MODIFYING PROGRAMS AND OPERATING MODELS
Jeremy – Generic dense, congested urban photo
#ALFA2014
Dealing with Noise, Congestion, Density URBAN ASSISTED LIVING Plazas, streets, cars and trucks
SUBURBAN ASSISTED LIVING Courtyards , lawns, vistas
Busy Urban Street Mirabella Seattle
Bucolic suburban setting Brightview Greentree, NJ
#ALFA2014
Dealing with Noise, Congestion, Density URBAN ASSISTED LIVING More dense, more people per square mile. SUBURBAN ASSISTED LIVING Less dense, more space, often less diverse location Baltimore City Severna park MD
population 621,342 38,014
size 92,052 sq. mi 16.49 sq. mi.
density 7500+/sq. mi 1945/sq. mi
#ALFA2014
Dealing with Noise, Congestion, Density INHERENT BENEFITS • Design to take advantage of street scenes, concerts and activities. • In lieu of providing elaborate courtyards , site near public parks and plazas, roof top gardens and sidewalks: • Use higher quality windows that have better sound insulation properties. • Look for senior friendly town centers, sidewalks, benches, parks, safe, shopping..Inner Harbor East
#ALFA2014
Dealing with Noise, Congestion, Density INHERENT BENEFITS • Wider pool of possible residents • Wider pool of staff • Access to under-served ethnic communities. • Shanti Niketan In Tavares, FL serves Indian-American seniors. • Nikkei Gardens in San Fernando, CA provides services for JapaneseAmericans. • Availability of multicultural cuisines, cultures, religious observances, and experiences.
#ALFA2014
Benefits and Challenges 1. OPTIMIZING PARKING 2. DEALING WITH NOISE, CONGESTION, DENSITY, CRIME
3. TIGHTER SITES AND OFFSETTING HIGHER LAND COSTS
4. MANAGING ZONING REGULATIONS AND CODE REQUIREMENTS 5. MAXIMIZING AMENITY SPACES AND OPPORTUNITIES 6. MODIFYING PROGRAMS AND OPERATING MODELS
#ALFA2014
Tighter Sites and Offsetting Higher Land Costs SUBURBAN ASSISTED LIVING Land is relatively cheap and therefore the project supports more acres. URBAN ASSISTED LIVING Land is more expensive. Purchasing based upon density, not acres Project
No. of Units
Site
Units/Acre
BV Greentree (Suburban)
201
10.8 acres
18.6
BV Rockville Town Center (Urban)
195
1.2 acres
162
#ALFA2014
Tighter Sites and Offsetting Higher Land Costs INHERENT BENEFITS • Urban areas attract higher rents. Very desirable locations often can result in rent premiums. • Zoning codes often allow for a higher FAR, as well as taller buildings. • Use higher quality windows that have better sound insulation properties. Use more durable materials. • Provide fewer amenities and also less staff. For example, vertical food distribution might be achieved with fewer staff.
#ALFA2014
Benefits and Challenges 1. OPTIMIZING PARKING 2. DEALING WITH NOISE, CONGESTION, DENSITY, CRIME 3. TIGHTER SITES AND OFFSETTING HIGHER LAND COSTS
4. MANAGING ZONING REGULATIONS AND CODE REQUIREMENTS
5. MAXIMIZING AMENITY SPACES AND OPPORTUNITIES 6. MODIFYING PROGRAMS AND OPERATING MODELS
#ALFA2014
Managing Zoning Regulations And Code Requirements SUBURBAN AREAS May need to go through lengthy Special Exception or other entitlement process URBAN AREAS There may be Mixed Use or other Town Center requirements. Often more streamlined
#ALFA2014
Managing Zoning Regulations And Code Requirements SUBURBAN ASSISTED LIVING Low to mid-rise URBAN ASSISTED LIVING Density often requires taller buildings of higher construction costs. I-2 buildings can go from Type V to Type I
#ALFA2014
Managing Zoning Regulations And Code Requirements INHERENT BENEFITS • Opportunities to incorporate full time commercial amenities within building, such as salons, day spas, barbers shop, café. • At Rockville Town Center, a local art gallery will be incorporated and possibly a ‘Poets and Artists’ café, rehab center, pharmacy.
#ALFA2014
Managing Zoning Regulations And Code Requirements INHERENT BENEFITS • Upcoming version of the code will loosen the restrictions on Assisted Living which will benefit the design by allowing an I-1 occupancy without the requirement to self preserve. (reference) • Use of higher quality, more durable building materials, masonry, concrete, non-combustible, additional safety measures. Residents will feel more secure.
#ALFA2014
Benefits and Challenges 1. OPTIMIZING PARKING 2. DEALING WITH NOISE, CONGESTION, DENSITY, CRIME 3. OFFSETTING HIGHER LAND COSTS AND TIGHTER SITES 4. MANAGING ZONING REGULATIONS AND CODE REQUIREMENTS
5. MAXIMIZING AMENITY SPACES AND OPPORTUNITIES
6. MODIFYING PROGRAMS AND OPERATING MODELS
#ALFA2014
Maximizing Amenity Spaces And Opportunities SUBURBAN ASSISTED LIVING Dedicated amenities, rocking chairs, putting greens, bocce ball URBAN ASSISTED LIVING Town centers, bowling alleys, bars, shopping, the Post Office, walk the dog, meet the neighbors, rehab centers, options.
#ALFA2014
Maximizing Amenity Spaces And Opportunities Inherent Benefits • Greater variety of nearby amenities. Several salons, eateries, recreational activities, the main library, groceries. • Provide the core amenities but variety and options are available nearby. • You add the local AMC movie theater to your Movie Room, Starbucks or Panera to your café options, the local restaurants and take outs to your dining options, etc
#ALFA2014
Benefits and Challenges 1. OPTIMIZING PARKING 2. DEALING WITH NOISE, CONGESTION, DENSITY, CRIME 3. OFFSETTING HIGHER LAND COSTS AND TIGHTER SITES 4. MANAGING ZONING REGULATIONS AND CODE REQUIREMENTS 5. MAXIMIZING AMENITY SPACES AND OPPORTUNITIES
6. MODIFYING PROGRAMS AND OPERATING MODELS #ALFA2014
Modifying Programs And Operating Models SUBURBAN ASSISTED LIVING Entire floor dedicated to one use. Staff supervision per floor Less duplication of program URBAN ASSISTED LIVING Need to create a vertical floor connections for maximum staff mobility. Consider grand stairs‌
#ALFA2014
Modifying Programs And Operating Models Inherent Benefits • Tighter footprints mean shorter corridors with reduced walking distances to elevators & amenities. • Vertical cores spaces bring common areas closer to residents.
#ALFA2014
The Balancing Act of Addressing the Challenges AND Harnessing the Benefits ‘WALKING THE LINE’ BETWEEN THE BENEFITS AND CHALLENGES OF URBAN ASSISTED LIVING COMMUNITIES AN ARCHITECT’S PERSPECTIVE
#ALFA2014
Questions?
#ALFA2014