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Affordable Housing in Historic Neighborhoods: How an Elder-Centric Network Strategy can Incentivize Urban Renewal
Presented by Zachary Benedictat Preserving Historic Places Conference
Wednesday, April 6, 2011, 3:30-4:45 PM, Indianapolis, IN
Copyright ©2011 by Morrison Kattman Menze, Inc.
Zachary BenedictZachary is a Senior Associate at Morrison Kattman Menze, Inc., an
architecture and planning firm. While providing project management
and design on numerous Healthcare and Senior Living projects, he has
been recognized for his work in community planning. With a
background in urban design and revitalization, Zachary has been
involved in educating communities on the benefits of vibrant social
networks and quality civic spaces through writings, public workshops,
or just simply over a cup of coffee.
Through this work, coupled with an appreciation towards the likes of
Milton Freidman and Monty Python, he has lectured nationally on
various topics – discussions whose primary focus is understanding and
promoting the value of the "Main Street" dynamic. From concepts
exploring “creative destruction” to “social capital,” Zachary’s work
focuses on the future of rural America and the socio-economic
benefits of walkable, intergenerational communities.
DISCLAIMER: Due to the subject matter of this
presentation, viewer discretion is advised. The author
herein realizes that everyone has a personal definition or
vision of what “historic preservation” should/does consist
of. In advance, accept this as a sincere apology if any of
the following slides conflict with what you define as the
role of “historic preservation” in modern society. The
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
3©2011 Morrison Kattman Menze, Inc.
role of “historic preservation” in modern society. The
author therefore realizes this may be considered an
unconventional perspective, a side note that should be
taken into consideration throughout the course of the
presentation. Offer void in Rhode Island.
SHIFTING DEMOGRAPHIC
<3% in CCRC
How will communities react
and/or accommodate the
rapidly aging population?1.
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
4©2011 Morrison Kattman Menze, Inc.
2010: 39.6 million people were 65+13% of US population
2030: 72.1 million people will be 65+19% of US population
How can communities benefit
from the migration of a rapidly
aging population?2.
Indiana Population Growth from 2005 to 2040:
SHIFTING DEMOGRAPHIC
15%
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
5©2011 Morrison Kattman Menze, Inc.
for 65+ POPULATION
90%
Average Lifetimes for Physical Capital
IMPLICATIONS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
6©2011 Morrison Kattman Menze, Inc.
Source: IEA (2000), World Energy Outlook 2000, p. 43
IMPLICATIONS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
7©2011 Morrison Kattman Menze, Inc.
Photo by Alex MacLean
When I retire I want to drink beer and work on my car all day long. I know I won’t be able to
drive the damn thing, but that’s not the point. I have worked hard, and when I retire that’s what
I want to do. So give me a garage, a fridge full of beer, and leave me alone. Sure…
come in to change my diaper, make sure I have a pulse – but then let me get back to changing
my carburetor…
…and if you won’t do it, I will pay for someone else to; and if I cant find anyone I will find
friends of mine and we will just build our own damn garage and hire 30 full time nurses.
“
”Dr. Lowell CatlettKeynote Address AIA-IN+KY Convention
Columbus, Indiana 2007
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
8©2011 Morrison Kattman Menze, Inc.
I have money. I am loyal, and I bring my friends.
TRADITIONAL
CCRC + SERVICES(assumes responsibility for facility construction, operation, and maintenance)
SHIFTING IDENTITY
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
9©2011 Morrison Kattman Menze, Inc.
SERVICE NETWORK(assumes collaboration with other community
organizations and civic leaders in the offering of an ageographic service network aimed at
providing successful aging though vibrant, intergenerational neighborhoods)
The future of small and medium-sized
communities will depend on their ability to
accommodate rapidly shifting demographics with
a nimble and collaborative service network aimed
THESIS:
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
10©2011 Morrison Kattman Menze, Inc.
a nimble and collaborative service network aimed
at fostering successful aging through civic
engagement in the pursuit of vibrant,
intergenerational neighborhoods.
THESIS:
+ + = ☺in other words…
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
11©2011 Morrison Kattman Menze, Inc.
walkable (historic)neighborhood
network
structure
critical
mass
intergenerational
community
ELDER-CENTRIC VILLAGE
MOVEMENT
0102
DEVIANT MODEL: Discuss how evolving priorities will shift how
successful communities are perceived, placing a higher level of
importance on civic inclusion.
TOPICS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
12©2011 Morrison Kattman Menze, Inc.
010203
NETWORK STRUCTURES: Explain how historic networks
structures can be revitalized by reevaluating the role of aging
populations within community redevelopment strategies.
INCENTIVIZING VILLAGES: Illustrate how this concept of
Elder-Centric Villages can be incentivized through discussions with
local aging professionals, civic leaders, and key stakeholders.
PART ONEDEVIANT MODEL
criminals
sick
old
rich
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
13©2011 Morrison Kattman Menze, Inc.
normal
poor
educated
loud
creatives
IMPLICATIONS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
14©2011 Morrison Kattman Menze, Inc.
18%
71%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Percentage of Children who
Currently Walk or Bicycle to School
Percentage of Adults who Walked or
Bicycled to School
WALKING TO SCHOOL
Source: Barbara McCann and Reid Ewing, Measuring the Health Effects of Sprawl: A National Analysis of Physical
Activity, Obesity, and Chronic Disease, Smart Growth America – Surface Transportation Policy Report, (2003), p7.
IMPLICATIONS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
15©2011 Morrison Kattman Menze, Inc.
BEFOREAFTER
80+ million
IMPLICATIONS
Photo by Alex MacLean
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
16©2011 Morrison Kattman Menze, Inc.
Suburban living in this country is becoming seen
more of an epidemic than a development
methodology when you consider that in 2000
“80 million Americans were either too
young, too old, or too poor to drive.”
Andres Duany, Elizabeth Plater-Zyberk and Jeff Speck,
Suburban Nation: the Rise of Sprawl and the Decline of
the American Dream (2000), pg 115
DISCONNECTED
Beacon Hill Village, Boston, MA
(www.beaconhillvillage.org)
IMPLICATIONS31 TARGET CITIES
PO
PU
LAT
ION
= 1
0-2
5,0
00
PE
OP
LE
100%
89%
99%
80%
124%
75%
85%
55%
EVALUATING SMALL TOWN INDIANA
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
17©2011 Morrison Kattman Menze, Inc.
PO
PU
LAT
ION
= 1
0
% With Age 65+ Mean Commute Time Median Household
Income
% w/Bachelor Deg. or
Higher
U.S. Average Indiana Average Target City Average
+1000
+2000
+3000+4000
0
CREATIVE DESTRUCTION
Netflix
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
18©2011 Morrison Kattman Menze, Inc.
2000 2002 2004 2006 2008 2010
Blockbuster
CREATIVE DESTRUCTION defines economic growth caused by entrepreneurial
risks that destroy previous business practices through their innovations.
It was first coined by Joseph Schumpeter as a “process of industrial mutation that incessantly revolutionizes
the economic structure from within, incessantly destroying the old one, incessantly creating a new one.”*
*Capitalism, Socialism and Democracy, 1942
ENGAGEMENT THE VAST MAJORITY OF THE 55+
POPULATION DOES NOT WANT TO LIVE
IN A COMMUNITY THAT LEGALLY
LIMITS THE AGE OF ITS RESIDENTS
54% of seniors cited companionship, an
improved social life, and a relief from
boredom as the reasons for their
move.*
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
19©2011 Morrison Kattman Menze, Inc.
*Source: The American Seniors Housing Association, The Independent Living Report (2009).
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
20©2011 Morrison Kattman Menze, Inc.
ENGAGEMENT CORRELATING COMMUNITY ENGAGEMENT AND LEVELS OF SUCCESSFUL AGING
50%
60%
70%
80%
90%
100%
31% 24% 39%
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
21©2011 Morrison Kattman Menze, Inc.
UP, Pixar Films (2009)
Source: AARP/Roper Public Affairs & Media Group of
NOP World, Beyond 50.05 Survey, 2004.
0%
10%
20%
30%
40%
I am satisfied with my life the
majority of the time
I am able to make choices about
things that affect how I age
I have a high quality of life
High Low
PERCENTAGE OF 45+ WHO AGREE THEY
WOULD “REALLY LIKE TO STAY IN THEIR
86%
ENGAGEMENT
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
22©2011 Morrison Kattman Menze, Inc.
WOULD “REALLY LIKE TO STAY IN THEIR
CURRENT RESIDENCE AS LONG AS
POSSIBLE.
UP, Pixar Films (2009)
Source: AARP, Home and
Community Preference of the 45+
Population, November 2010
ENGAGEMENT
participate in more
activities then they
used to
84.0%
95.4%
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
23©2011 Morrison Kattman Menze, Inc.
SOCIAL INTERACTION
Surveys show that more than 88%
of NORC residents talk with more
people than they used to.
know more about their
community’s services
than they used to
feel healthier and more
active than they used to
95.4%
70.5%
ENGAGEMENT
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
24©2011 Morrison Kattman Menze, Inc.
= $$
ENGAGEMENT
Source: Dodd Kattman and Zachary Benedict, Valuing Connectivity: Exploring the
Importance of Civic Inclusion and Walkability for Senior Living, 2010
WALKABLE ENVIRONMENTS FOR AGING
0
10
20
30
40
50
60
70
80
90
Downtown Care Provider
SCORES <50 = CAR-
DEPENDANT AREAS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
25©2011 Morrison Kattman Menze, Inc.
ENAGAGEMENT
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
26©2011 Morrison Kattman Menze, Inc.
Our enormous and rapidly growing older population is
a vast, untapped resource. If we can engage these
individuals in ways that fill urgent gaps in our society,
the result will be a windfall for American civic life in the
twenty-first century.
ENGAGEMENT
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
27©2011 Morrison Kattman Menze, Inc.
twenty-first century.
Marc FreedmanPrime Time: How Baby Boomers Will Revolutionize
Retirement and Transform America (1999)
PART TWOvolunteerism transit
education
arts
NETWORK STRUCTURES
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
28©2011 Morrison Kattman Menze, Inc.
small
business
retail
healthcare
elderly
elder-centric village [el-der \ sen-trik \ vil-ij], noun,
1. A small city or urban village whose socio-economic
development initiative promotes young and old to thrive
together; 2. A redevelopment strategy focused on fostering
intergenerational relationships and urban renewal through the
*
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
29©2011 Morrison Kattman Menze, Inc.
intergenerational relationships and urban renewal through the
accommodation of a rapidly growing aging demographic.
*A concept introduced by Morrison Kattman Menze, Inc., ©2010, during their
work creating redevelopment strategies with rural cities and towns throughout
Indiana.
NETWORK
BUILT ENVIRONMENT DAILY ROUTINE RESTRICTIONS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
30©2011 Morrison Kattman Menze, Inc.
BUILT ENVIRONMENT DAILY ROUTINE
URBANISM
RESTRICTIONS
REALITY
NETWORK
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
31©2011 Morrison Kattman Menze, Inc.
NETWORK
BUILT ENVIRONMENT DAILY ROUTINE RESTRICTIONS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
32©2011 Morrison Kattman Menze, Inc.
BUILT ENVIRONMENT DAILY ROUTINE
URBANISM
RESTRICTIONS
ECV NETWORKREALITY
NETWORK
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
33©2011 Morrison Kattman Menze, Inc.
NETWORK INPUTengaged in at least one
cultural, religious, or
social activity
attended movies,
sporting events, or
group events
IN THE LAST WEEK, PEOPLE AGE 60+…
88%
67%
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
34©2011 Morrison Kattman Menze, Inc.
Source: AdvantAge Initiative Community Survey in Indiana 2008.
attended church,
temple, or other
participated in
volunteer work (18% at
10+ hours a week)
57%
39%
NETWORK INPUT
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
35©2011 Morrison Kattman Menze, Inc.
People are being drawn to the convenience
and culture of walkable urban neighborhoods
across the country – even when those
neighborhoods are small.
NETWORK INPUT“
”Christopher LeinbergerThe Option of Urbanism (2007)
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
36©2011 Morrison Kattman Menze, Inc.
WALKABLITY A 2008 AARP poll found that almost 1/3
of Americans age 50+ wanted to walk
more to services and entertainment.30%
MARKET CATCHMENTOf the 60% planning to relocate for
retirement, 36% will move more than
three hours away.36%
“URBAN” RETIREMENT Studies have demonstrated that 28% of
baby boomers plan to or are intrigued
by retiring in an urban, walkable
environment.
28%RELOCATIONStudies have found 60% of baby boomers
expect/plan to move and make a lifestyle
adjustment in their 60’s.60%
STRUCTURE
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
37©2011 Morrison Kattman Menze, Inc.
MENU
STRUCTURE
Age Qualified Service Network…
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
38©2011 Morrison Kattman Menze, Inc.
In-Home Services: Members will have access to various care
services ranging in a levels of need. Available services include
assistance with activities of daily living (ADL’s), personal care,
licensed home health, cooking, cleaning, light housekeeping
and select errands.
Care Coordination: Members will be assigned a Personal Care
Coordinator for their respective services and needs and be
available to you and your family 24/7.
Adult Day Care: Members will be offered services provided in a
congregate setting for a scheduled number of hours per week,
including transportation, meals and activities.
Home Inspection and/or Repairs: Members will have access to
accessing home repair services and annual “safety inspections”
for their homes to ensure quality living arrangements.
Transportation: Members will have access to limited public
transportation as well as ability to reserve and utilize a
member-only rental car service.
Social and Wellness Programs: Members will have access to
exercise classes, arts and crafts classes, wellness seminars,
speakers, day excursions and discounted use of local YMCA.
Accessibility: Neighborhood infrastructure will react to elder-
friendly and accessible amenities (e.g., curbing, ramps, etc.).
MENU
NETWORK OUTPUTINDEPENDENCEThe ECV network structure is designed to allow
residents to not only remain independent as they
age, but utilize their activity to improve and interact
with the community at large.
LIVING
BUYING
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
39©2011 Morrison Kattman Menze, Inc.
COMMUNITY CENTER FOR
SUCCESSFUL AGING
WORKING
VOLUNTEERING
ECV
LIVINGSENIORS AS CATALYST FOR DIVERSITY
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
40©2011 Morrison Kattman Menze, Inc.
BUYINGSENIORS AS CRITICAL MASS FOR LOCAL BUSINESS
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
41©2011 Morrison Kattman Menze, Inc.
WORKINGSENIORS AS MOTIVATION FOR ENTREPRENEURIALISM
of the U.S. labor
force's growth
through 2016 will
be Age 55+
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
42©2011 Morrison Kattman Menze, Inc.
be Age 55+
Source: Pew Research Center, September 2009
93%
VOLUNTEERINGSENIORS AS MOTIVATION FOR SOCIAL CAPITAL
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
43©2011 Morrison Kattman Menze, Inc.
CORRELATING COMMUNITY ATTACHMENT AND VOLUNTEERISM
Source: AARP/Roper Public Affairs & Media Group of
NOP World, Beyond 50.05 Survey, 2004.
0%
20%
40%
60%
80%
100%
Volunteer within the Community Donate to Local Organizations
"Very Attached" "Not Very Attached"
OUTCOME
Diversify offerings in an effort to react to the growing
marketability of walkable intergenerational neighborhoods.(through an innovative and marketable brand focused on civic inclusion)
THIS ECV METHODOLOGY ALLOWS
HISTORIC DOWNTOWNS TO…
Accommodate the rapidly aging census with ageographic
1.
2.
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
44©2011 Morrison Kattman Menze, Inc.
Accommodate the rapidly aging census with ageographic
networks that depend on civic collaborations (resources that can be absorbed into the free market as demand shrinks)
Position senior living priorities as a catalyst for
economic development and community revitalization (increasing the value of senior populations within economic development efforts)
2.
3.
OUTCOMECOMMUNITY CENTERS FOR SUCCESSFUL AGING
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
45©2011 Morrison Kattman Menze, Inc.
PART THREEINCENTIVIZING VILLAGES
CO
ST
+ D
IFF
ICU
LTY
III IV CITY
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
46©2011 Morrison Kattman Menze, Inc.
IMPACT ON NETWORK STRUCTURE
CO
ST
+ D
IFF
ICU
LTY
III
I
IV
II
CARE PROVIDER
CITY
IMPLEMENTATION
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
47©2011 Morrison Kattman Menze, Inc.
In discussing how local municipalities can adopt a ECV-based development model, a
select group of government, civic, and community leaders are gathered to discuss the
urgency of these shifting priorities and how they may be addressed.
Working charrette (2007)
Photo by MKM.
IMPLEMENTATION
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
48©2011 Morrison Kattman Menze, Inc.
Bluffton, IN (2010)
Photo by MKM.
Failing urban environments offer unique architectural character, mixed-use density,
and appropriately scaled neighborhoods. Additionally, they typically offer a series of
vacant properties for potential infill projects.
3
21
4
9
12
1 MILE RADIUS
½ MILE RADIUS
5
10
11ASSET MAPPING
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
49©2011 Morrison Kattman Menze, Inc.
7
6
1. State Highway
2. Golf Course
3. Public Lake
4. Walkable Downtown
5. Middle School
6. YMCA
7. High School
8. Sports Field(s)
9. City Park + Beach
10.Library
11.County Fairgrounds
12.Industrial Park
8
9
3
Kendallville, Indiana
ASSET MAPPINGElder-Centric Village (ECV) networks can shape a
community development strategy that encourages
and eventually relies on diversity, walkabilty, and
social interconnection – all pivotal components in
incentivizes smart growth and urban renewal.
COMMUNITY APPRAISAL: Gather and review existing
community information in an effort
to quantify the current state of the
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
50©2011 Morrison Kattman Menze, Inc.
to quantify the current state of the
network structure.
GAP ANALYSIS: Review asset mappings against ECV criteria
and analyze what cultural amenities and
social/service offerings are currently absent
within the existing community.
ASSET MAPPING
0.0
2.0
4.0
6.0
8.0
10.01
2
3
45
6
7
ECV Gap Analysis
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
51©2011 Morrison Kattman Menze, Inc.
1. PLACES: Provide an intact, centralized grouping of buildings ,
civic spaces, and people within a walkable urban core that creates
a sense of "place" for the community.
2. WALKABILITY: Provide a diverse offering of goods, services,
and cultural amenities within the urban core and surrounding
area.
3. WELLNESS: Provide an interconnected network of wellness-
based services and programs that provide and promote a healthy
and sustainable lifestyle.
4. SAFETY: Provide an urban core that performs (and is perceived
by the community as) a safe and secure environment.
5. ACCESS: Provide a network of multi-model transportation
and/or accessible pedestrian patterns for all demographics
connecting amenities throughout the urban core.
6. BRAND: Provide a place whose civic identity is rooted in the
appreciation and promotion of a quality of life aimed at
accommodating a creative, interactive, and intergenerational
offering for its residents and businesses.
7. MARKET: Provide a local environment that offers a healthy and
stable economy focused on demographic market demand,
innovative collaborations, and local entrepreneurialism.
45
IMPLEMENTATION Communities for a Lifetime Bill
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
52©2011 Morrison Kattman Menze, Inc.
CONCLUSION
ELDER-CENTRIC CIVIC NETWORKS Preserving Historic Places Conference | April 6, 2011
53©2011 Morrison Kattman Menze, Inc.