By Glen Tipton, FAIA
In the early 1990s, I was giving a talk to a group of developers and operators of seniors housing facilities at a conference in Europe. During the question and answer session, a gentleman raised his hand and asked, “In America, why do you insist on putting your seniors in ghettos?”
While the word “ghetto” is a strong term with negative connotations in American culture, it is less so in Europe. He simply wanted to know why we didn’t integrate our older adults with the rest of society, as many European cultures have done for generations.
Even though I was asked the question 20 years ago, it still sticks with me and shows how even back then, there were rumblings that would drive major changes in the location and models for housing options for aging adults.
As we all know, the situation remains far from static as the industry strives to meet the diverse needs, wants and budgets of multiple generations of aging Americans.
Generational Differences Drive Change
Generally speaking, the Greatest Generation — or the GI Generation — is comfortable doing things in groups. Throughout World War II and beyond, they worked together and continue to be content to live with others in their retirement. In most cases, the cruise ship model of offering all amenities and living arrangements under one roof in a single location has met the needs of a majority of this group.
Next up is the Silent Generation, a segment of our population that is small in number, but large in retained wealth. Behind that group is the massive “Silver Tsunami” that will be created by the Baby Boomer Generation. The Silent Generation and the leading edge of the Baby Boomers have strong opinions on what they want and where they want to live. Their voice is profoundly affecting our industry in many ways and will continue to do so.
The traditional seniors housing model is too sedentary and isolated for this new breed of aging adult. They want to be where the action is, and developers and designers are responding by offering living opportunities that have a different vibe, energy and level of community integration.
A big part of the equation for the success of new facilities is location. Increasingly, urban areas are being targeted for a multitude of reasons.
Advantages of Urban Sites
Constructing new facilities in city or town center environments certainly comes with costs, including the increased expense of vertical construction, higher rents for leased space and the addition of structured parking in some cases.
Locating housing in cities does offer savings over time. It is often much easier to gain approval for plans to build on an urban site compared to suburbia, where zoning and community approval offer added obstacles. Most urban sites are pre-zoned for the type of density that is required and municipalities offer tax incentives to encourage urban development.
Existing public transportation offers reliable, low-cost options for employees, visitors and even residents. Many times, public parking is located nearby as well.
More densely compact buildings also offer shorter walking distances, which both staff and residents appreciate. A more vertical arrangement makes it quicker and easier for older adults with mobility issues to travel from place to place in the facility using elevators, as opposed to long corridors typically found in single-floor models.
Top floors in city or town center settings can offer sweeping views of the surrounding area while well-designed ground floors serve as a vibrant conduit for residents and visitors to access the amenities and the neighborhood around the facility.
Brightview Senior Living in Towson, Md., is located in the heart of a bustling, modern retail area and close to Towson University. The community provides assisted living and Alzheimer’s care.
Leveraging Benefits of College Towns
Many developers are also using proximity to major medical institutions and even colleges and universities to drive locations for city-based residential facilities.
Increasingly, we are seeing developers working hand in hand with universities to find creative ways for the university to expand and have a positive impact on the surrounding town or city.
In addition to creating more retail spaces and locations for businesses to grow, they are also offering more residential options for not only college students, but also aging adults.
While you wouldn’t want to place a seniors housing community in the middle of fraternity row, offering access to the performances, lectures, sporting events and other vibrant cultural options available to the public through colleges and universities is a powerful attraction for aging adults.
There are currently 80 or 90 university-affiliated seniors housing communities throughout the United States. Originally conceived as a residential option later in life for alumni, the facilities have evolved to serve people unaffiliated with the academic institutions, but who recognize the value of living in close proximity to a college or university.
Facility owners and residents have recognized the benefits of these vibrant communities and how intergenerational living helps people stay young.
Many college towns feature medical institutions affiliated with universities that provide another practical benefit for aging adults who choose to live there.
Diverse Desires, Evolving Solutions
When considering the future of the housing industry for aging adults, one thing is clear — there won’t be one solution that will fit everyone’s needs. The form, style and location of housing for this growing group continue to evolve at a rapid pace with continued changes on the way.
A small segment of the population will continue to feel comfortable in the traditional retirement community model, where all the amenities they need (in a scaled-down version) are housed in the same building in which they live.
Many others will seek to relocate to a more dynamic environment, where amenities like restaurants, healthcare and entertainment venues are located right outside their door or down the street in an urban setting.
The challenge for developers and owners is to provide such a setting that can also accommodate the increased medical services and mobility assistance that seniors need as they age. Developers and owners must also meet seniors’ budgetary needs.
The fastest segment of the population choosing to move to a city or urban area is age 55 and over. Aging adults throughout the country see value in living in urban areas. Developers and owners need to continue to respond and keep up with demand.
Well-designed facilities in urban settings offer many options for community integration, which improves the mental and physical health of residents and creates a sustainable model for developers and owners.
Glen Tipton is a principal with Baltimore-based Hord Coplan Macht Inc., a national multi-disciplinary design firm with specialties in multifamily and seniors housing facilities as well as healthcare and education projects. Tipton is an expert in the field of senior living design whose impact is far reaching, with projects in 16 states and four countries.