Baby Boomer

Multifamily Housing for Baby Boomers:
The Appeal of Universal Design
Virginia Tech Julia O. Beamish & Hyunjoo Kwon Universal Design Summit 4 _ Oct. 10-12, 2010
Multifamily Housing for Baby Boomers: The Appeal of Universal Design
BOOMERS!
Targeting Baby Boomers

The U.S. Census Bureau (2000) predicted that the populations of older adults in this country will more than double in the next 25 years. By 2030, people over 65 will represent 20% of total U.S. population (U.S. Census Bureau, 2004). Baby boomers, representing 28% of the U.S population, prefer independent living in comfortable and convenient residential environments rather than a retirement community (Overly, 2007).
Matures (Prior to 1946) Age 70 + 9.7%
Millenials (1981-2000) Age 15-34 26.7%
Baby Boomer
(1946-1964) Age 51-69 22.9%
Gen X (1965-1980) Age 35-50 20.5%
Figure 1. Generations as Percent of the U.S. Population, 2015 F (U.S. Census Bureau, 2009)
Boomers
Rule breakers Value education Believe in causes Seek experiences Optimistic Idealistic
Boomer Values
Look for personal gratification Health and wellness orientation Fixated with self improvement Have always felt special and privileged
Multifamily Housing Market

Multifamily Construction is rebounding. Foreclosures Job mobility
25 % of those 55 and over live in multifamily housing 16 % of rental multifamily housing
Boomers and Multifamily

Burdens of single family homes
Expense of maintenance and upkeep Shelter not investment
Second homes
Near Jobs or Family
Lifestyle and Location

Try somewhere new temporarily Urban and resort locations
Multifamily Housing for Boomers

Multifamily as a housing option
Different from Senior Housing Content analysis of web sites
Analysis of multifamily housing features

Amenities and unit design Focus group research
The added benefits of universal design Design proposal for multifamily for boomers
Types of Multifamily
Subsidized apartments Market Multifamily
Rental apartments Condominiums and coops Target market today is for Gen Y
Multifamily in Senior Housing Communities
Senior Housing
Targeted to older retiree Segregated Homes look the same Communities are too structured and have too many rules
Everybody is old. . .its like the next step to dying. . .Im just not really in that place yet mentally.
I think we would like some of the advantages of a planned retirement community, but not the stigma of living in a retirement community.
Comparison of Market and Senior Multifamily

Websites Content Analysis
To compare Amenity, Location, and Housing Design characteristics between conventional multifamily housing and apartments in senior housing communities based on the Baby boomers preferences

Results - Amenity
No significant difference between multifamily housing and senior housing communities on the Amenity Scale (t=1.121, p>0.05) Significant Association
o o o o o
Pool * Multifamily Housing Community Business Center * Senior Housing Community Tennis Court * Multifamily Housing Community Picnic Area * Multifamily Housing Community Catering Kitchen * Senior Housing Community

Results - Location
Significant difference in the Location Scale between the two types of communities (t=3.057, p<0.05). Multifamily housing communities show a higher score (M=3.67) than senior housing communities (M=2.7).
Public Transportation * Multifamily Housing Community Working Places * Multifamily Housing Community Universities * Multifamily Housing Community
Significant Association
o o o

Results - Housing Design
The Housing Design characteristics of the two property types are significantly different (t=3.228, p<0.05). Multifamily housing communities have a higher score (M=5.50) than senior housing communities (M=4.18). Significant Association
o o o
Washer/Dryer * Multifamily Housing Community Wheelchair Accessibility * Senior Housing Community Optional Storage * Multifamily Housing Community Number of Bathrooms * Multifamily Housing Community

Conclusion
Multifamily housing communities could be a positive option for boomers.
Boomers in Apartments
Focus Group Interview
To report findings from site visits and focus groups with Boomer residents currently living in apartment communities Charleston MSA, SC Two apartment communities Conducted focus groups with residents of each community
Age 50 plus (Baby Boomers) Questions
Reason for moving to an apartment Opinions about apartment community and housing unit Future housing plan
Focus Group Interview Results
Positive Features of the Communities
Swimming pool / Welcome center as a gathering place Pet policy
Walking trails
Fitness center Garages available for storage (secondary storage)
Positive Features of the Communities
Convenience, safety and security, predictable costs, fabulous maintenance and good management.
Guest apartments
Underground parking Business center Classes at the clubhouse.
Positive Features of the Housing Units
Overall size of the units and the finish materials Overall kitchens, bathrooms, storage, patio, and windows
Laundry room and screened-in deck/balcony

Amount of windows Views Ceiling height Overall quietness
of the unit
Issues of the Housing Units
Small room size Small in-unit storage
Finish selections, such as popcorn ceilings,

fluorescent lighting, and the kitchen cabinets Institutional bathrooms Noise (air conditioner, walls too thin and noise from cars) No microwave in the unit
Cold floors on the first floor
Preferences of the Housing Units
More open plan, especially with the kitchen and living areas A shower rather than the tub
Optional fireplace viewed as a waste

Screened patios / balconies More color on the walls
Accessibility in Multifamily Housing

Section 504 of the Rehabilitation Act applies to federally assisted multifamily projects
Regulations issued in 1988 and revised
Fair Housing Amendments Act passed in 1989 and went into effect in 1991
Fair Housing Accessibility Guidelines Numerous safe harbors
Americans with Disabilities Accessibility Guidelines apply to spaces used by the public.
Fair Housing Act

Seven Requirements
1. 2. 3. 4. 5. Accessible Building Entrance on an Accessible Route Accessible and Usable Public and Common Use Areas Usable Doors Accessible Route Into and Through the Dwelling Unit Light Switches, Electrical Outlets, Thermostats, and Environmental Controls in Accessible Locations 6. Reinforced Walls for Grab Bars 7. Usable Kitchens and Bathrooms
Fair Housing
Create a community that is easy to get around
Sidewalk and curb cuts Club house, pools, and recreational areas
Provides a framework for unit design that fits Boomers needs

Universal Design Features
Universal Design
Design for comfort and convenience Appeal to Boomers desire for good design Easy to build as a luxury feature
Unit Design
One level living
Bedroom and bath on same floor
No interior floor level changes
Unit Design
Doors
Wide enough for all 32 clear opening No steps threshold max
Unit Design
Circulation
Open planning
Open kitchens
Wide Halls
Unit Design
Large Master Bedroom Suite
Accommodate existing furniture Circulation space
Unit Design
Bath
Larger bathrooms
Clearances at bath fixtures
Include tub and shower Compartmentalized
Unit Design
Baths
36 high counter tops Lighting on both sides of the mirror Lever handles on faucets Non Slip floors
Unit Design
Toilet
Blocking for grab bars Clear Space Raised toilet seats 17
Unit Design
Shower & Tub
Hand held showerhead Curbless shower with seat Non-slip tub surfaces Blocking for grab bars
Unit Design
Kitchen
Clear floor spaces Open to living area - island or bar Improved lighting - under cabinet Lever faucet handles
Unit Design
Countertop
Non-glare Light color Contrast at edges No Sharp Edges
Unit Design
Placement of Microwave
3 below the shoulder height of user Bottom shelf no lower than 15 or higher than 54
Unit Design
Extra Storage Features
Open shelves Drawers and Pull-out Trays Pantries
Multifamily Housing Living Design Project
Apartment for Boomers

The purpose of this design project is to analyze the apartment design preferences of Baby Boomers, and design apartment complex.

Universal Design Features
Elevator Grab bars (blocking) Wide door (36 ~32) Lever door handle & faucet Universal design kitchen Universal design bath
Luxurious Design Features

Open floor plan high ceiling (9 foot) High-class interior finishes (tile on the bathroom, and various colors on the wall) High-class home appliances (range, dishwasher, and sink) Large closet & storage Balcony Washer / Dryer in the housing unit Garage parking
Building Design _ Elevation
1 Bedroom Units
2 Bedroom Units
3 Bedroom Units
Parking Lot
Building Design _ 1st Floor
Building Design _ 6thFloor _ 1 Bedroom Units
1 Bedroom Unit Design
Building Design _ 4th & 5th Floor _ 2 Bedroom Units
Apartment for Baby Boomers
2 Bedroom Unit Design
Building Design _ 2nd & 3rd Floor _ 3 Bedroom Units
3 Bed Room Unit Design
Design Features for Boomers
Garage Parking Elevator
Wide Main Door Entrance Storage Outside Utility
3 Bed Room Unit _ Kitchen
3
1 2
Wheel Chair Accessibility Medicine Storage Lightings under cabinet
Garbage Pickup Iron Area Laundry Sink
Wheel Chair Accessibility Round-shape Bathtub Toilet Next to Bathtub Space under lavatory Enough Storage
Shower Chair Grab Bars (blocking) Large Mirror Outlets in the Cabinet Dressing Table
Conclusions
Marketing to Boomers
So what does this all mean ?
Multifamily housing developers can capitalize on a segment of the Boomer market. Multifamily housing managers should consider the needs of the Boomer residents. Luxury amenities appeal to Boomers values.
Marketing to Boomers
So what does this all mean ?
Fair Housing Accessibility Guidelines lay the groundwork for Universal Design that will appeal to Boomers. Additional Universal Design Features add luxury and convenience in a unit.
Multifamily Housing for Baby Boomers:

The Appeal of Universal Design
Virginia Tech Julia O. Beamish & Hyunjoo Kwon Universal Design Summit 4 _ Oct. 10-12, 2010

Baby Boomer

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Multifamily Housing for Baby Boomers:

The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Targeting Baby Boomers

Millenials (1981-2000) Age 15-34 26.7%

Gen X (1965-1980) Age 35-50 20.5%

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing Market

25 % of those 55 and over live in multifamily housing 16 % of rental multifamily housing

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Boomers and Multifamily

Lifestyle and Location

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Boomers

Analysis of multifamily housing features

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily in Senior Housing Communities

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Comparison of Market and Senior Multifamily

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Comparison of Market and Senior Multifamily

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Comparison of Market and Senior Multifamily

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Comparison of Market and Senior Multifamily

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Comparison of Market and Senior Multifamily

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Comparison of Market and Senior Multifamily

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Comparison of Market and Senior Multifamily

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Laundry room and screened-in deck/balcony

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Finish selections, such as popcorn ceilings,

Cold floors on the first floor

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Optional fireplace viewed as a waste

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Accessibility in Multifamily Housing

Fair Housing Act

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Provides a framework for unit design that fits Boomers needs

Universal Design Features

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

No interior floor level changes

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Include tub and shower Compartmentalized

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design

Multifamily Housing for Baby Boomers: The Appeal of Universal Design