Housing Opportunity 2014 - Intergenerational Living: Housing and Communities for All Ages, Helen...
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Transcript of Housing Opportunity 2014 - Intergenerational Living: Housing and Communities for All Ages, Helen...
AGELESS & INTERGENERATIONAL
PLANNING PERSPECTIVES
Housing Conference – May 16 2014
Helen Foster
Foster Strategy, LLC
The 50+ Market is EVERYONE’S MARKET
Persons 50+ represent half of all U.S. homeowners.
Over one in every eight (or 13.1%) of the population is 65+. The ratio increases to one in five as the last Boomers turn 65 in 2029.
Persons reaching age 65 have an average life expectancy of an additional 18.8 years.
AN AGING POPULATIONOUTLOOK & OPPORTUNITIES
WHERE WILL WE LIVE AT 55+?
90% of consumers plan to “age in place” in a traditional home versus move to an age-qualified community (AARP, 2011)
Age-qualified housing developers serve only a tiny fraction of the age-qualified audience … 3%, 5% (7% of people over 75 - NIC)
“… Leading-Edge Boomers will not settle gracefully into a quiet retirement and decide to move to traditional seniors’ housing communities for years (if they ever do).”
John McIlwainULI, Housing in America, The Baby Boomers Turn 65
FAMILY CHOICESINDIVIDUAL CHOICES
Nursing
Care
55-75 80-90Entry
Ages
µ=Approx 60 µ=Approx 65 µ=Approx 78 µ=Approx 82 µ=Approx 84 µ=Approx 85
Age-Targeted
Community
Age-Qualified
CommunityCCRC
Independent
“Congregate”Living
55-75 70-9070-85
Assisted Living
or
Alzheimer’s Care
80-90
Active Adult Service Enriched
THE 55+ HOUSING CONTINUUMAGE-TARGETED, AGE-QUALIFIED, SERVICE-ENRICHED
55+, AGELESS & INTERGEN
Why AQ? • Needed by communities
• Wanted by consumers
As developers, we all serve consumers 50+, or we will
Ageless development and intergenerationalism: essential to the long-term appeal and sustainability of all built communities – especially age-qualified
“AGELESS PLACES” ARE “BEST
PLACES”
Livable Communities,
Best Places to Live,
Best Places to Retire,
and Best
Intergenerational
Communities …
ALL are characterized
by similar criteria …
Ageless Places
Connections with Others
Choice & Individuality
Mobility & Access
Livability & Aesthetic
Appeal
Health & Vitality
Security and
Stability
Inspiring & Fun Places –Indoor & Out
Ageless living … accommodates all, but with thoughtful attention to 50+ consumers
“Build for 50+ and you build for all,” but the reverse is not true … and so it goes for intergenerational programming
AGELESS LIVINGA NEW APPROACH
AGELESS & TERGENERATIONAL: PLANNING PRINCIPLES
Promote organic, “at will” connections
Seek to extend one’s current lifestyle (not too programmed, paternalistic or aspirational)
Start with family
Find “neutral ground”
Promote “aging well” in the community
Me My Group
Affinity Group
Mass
Meaningful Experiences
50+ Consumers …
WHAT DO THEY WANT?
RANCHO MISSION VIEJO
South Orange County, CA –A working ranch, a 25,000 acre reserve, and a 24,000 acre masterplandevelopment
Ultimately will encompass 14,000 homes, 6,000 of which will be age qualified 55+
Why “AQ”? – density, dual absorption, marketability
RANCHO MISSION VIEJO
Many builders. Masterplandeveloper handling development/programming of all community amenities and shared community assets
Desire to appeal to a broader market segment (than AQ’s standard 5%’ish)
A fresh approach to ageless living … “remove the barriers”
RMV: AQ APPROACH
Location as key amenity: naturally intergen
Leverage connections with the BROADER community – package the FULL experience
Provide depth, variety and relevance – but be mindful of scale (max value in HOA)
Promote “active” and “passive” uses of space, resident-driven programming
Promote intergenerational interaction, but thoughtfully mix separate vs. shared amenities
LIFESTORY RESEARCH - RMV
0% 10% 20% 30% 40% 50% 60%
Parks
Food & Beverage Facility
Meeting Room
Community Center
Arts & Crafts Room
Social Area
Game Room
Playground
Athletic Workout Room
Swimming Pools
Health & Fitness Center
Keep Feature Separate
Which features do AQ prospects (ages 50-69) want to keep separate?
Rancho Mission Viejo: Gavilan (55+) Clubhouse
Rancho Mission Viejo: Ranch House Pool & Splash Zone
Rancho Mission Viejo: Outpost Pool
Rancho Mission Viejo: Outpost Firepit
Rancho Mission Viejo: Guest House/Welcome Center
WILLOW VALLEY COMMUNITIES
A paradigm-busting continuing care community located in Lancaster, PA
Has attracted more than 2,500 residents from 37 states
In its most recent expansion, the average age at move-in in is 67
Delivers a thoughtful/expansive mix of “ageless” resident infrastructure and programming
Willow Valley Communities: Aquatics at The Cultural Center
Willow Valley Communities: Camp Willow
Willow Valley Communities: The Clubhouse (opens July 2014)
Willow Valley Communities: The Clubhouse (opens July 2014)