Alternative/Niche Developments Of the Future (2030) - Senior Living and Medical Concepts - NAIOP
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SPECIAL INSERT Development WINTER 2015/2016
Alternative/Niche Developments
Of the Future (2030)
Senior Living and Medical Concepts
KGD Architecture
Meyer
Ware Malcomb
Winning Senior Living and Medical Office Concepts
Respond to Demographic Trends
and Technology
To successfully develop senior living and medical facilities for the future,
real estate professionals must embrace three megatrends and create
communities that support populations in new ways.
The Silver Tsunami the U.S. swells to an estimated 80 general populace are a few of the
Just over the horizon, the so-called million by 2030. Taken together, trends affecting health care providers
“silver tsunami” is gathering force. by 2030 these two age groups will now and well into our future.”
By the year 2030, about one-fifth make up approximately 40 percent
of the U.S. population. “The archi- Always-on smartphones and
of the U.S. population will be 65 or
tecture and building industries need other connected devices like heart-
older. This burgeoning senior popula-
to realize this fact and work toward monitoring implants, smart refrigera-
tion of 72 million will require age-
developing building types that will tors and fitness monitors will collect
adapted housing and medical facility
be able to sustain these expanding and transmit real-time data about an
options that currently do not exist. In
demographics,” asserts KGD. individual’s health to medical profes-
the blunt assessment of KGD Archi-
sionals via the Internet of Things.
tecture, “the current state of senior
Disruptive Technologies Telemedicine will deliver consultative
housing in the United States is not
care to people at any location with
prepared for the next 20 years of With the working age population
Internet access, with an emphasis on
population growth.” Meyer concurs, making up a smaller portion of
preventative rather than prescriptive
noting that “there will be a growing the U.S. population by 2030, new
care. In medical offices, ubiquitous
need for lower-to-middle-income approaches will be necessary to
3-D printers will provide a wide
living communities for the increasing accommodate the needs of more
variety of customized tools, tissues
number of seniors [who] will need an dependent populations like seniors
and molds on demand, reducing the
affordable place to live.” and children. To meet at least some
need for storage space. Robots will
of the needs of these two population
collect specimens and deliver them
The Youth Boom groups, technology will assume an
to drones for transport to off-site
In the same time frame, a “youth even larger role in people’s everyday
labs. Medical office facilities of the
tsunami” is coming, as the number lives. As Ware Malcomb notes, “rapid
future must be designed to embrace
of young people and children in advances in medicine and technol-
these disruptive technologies. n
ogy, global adoption of social media,
and increased ‘consumerism’ by the
During the summer of 2015, NAIOP conducted a design competition in which it
sought concepts for the Niche Development of the Future. NAIOP invited architects
to submit a vision/concept plan in a niche category like “senior living” and
“medical office.” An independent panel of judges evaluated the submissions
against an objective set of criteria and selected three winners. Each winning firm
presented its concept on October 14, 2015, at NAIOP’s Commercial Real Estate
Conference 2015 in Toronto, at a session moderated by Dale Dekker, AIA, AICP,
founding principal and architect with Dekker/Perich/Sabatini in Albuquerque,
New Mexico.
The winning firms are KGD Architecture, Arlington, Virginia; Meyer, Ardmore,
Pennsylvania; and Ware Malcomb, Irvine, California. Presentations made by the
winners at NAIOP’s Commercial Real Estate Conference 2015 are available at
www.naiop.org/CREC15resources.
1
KGD Architecture
Aria: The Future of Affordable Senior Living
A majority of seniors say
they want to “retire in place,”
but an opposite and isolated
fate might await them. KGD
Architecture’s submission
contends that older people
who become unable to live
safely in their current homes
are often “shipped off to a
nursing home or elderly care
facility. Many of these facili-
ties today are located out in
Three mixed-use residential buildings curve around the “Aria,” a central courtyard.
the countryside or in sub-
urban areas in a misguided
attempt to give the aged a KGD’s concept for “an affordable Family Building Program
peaceful location to relax in.” elderly housing community that An existing multifamily building is
seniors will actually want to live in” redeveloped into a combination of
Seniors living in these facilities are comes alive in Aria, an infill project market-rate and affordable housing,
often displaced from their families envisioned for Silver Spring, Mary- above lower floors that serve as an
and friends, in locations far from land, a recently revitalized urban arts and technology haven. Medical
public transportation, shops, enter- area in suburban Washington, D.C., offices, a medical lab, a digital me-
tainment and health care facilities. with a thriving business district and dia lab and an arts-focused restau-
an increasing, dense ring of multi- rant and dance studio all are open
The solution, according to KGD, lies family housing. A pedestrian-friendly to the public, providing areas where
in the creation of deliberate inter- neighborhood and access to public seniors can interact with the broader
generational communities on smaller transportation meet the needs of community.
infill sites in urban and suburban seniors with mobility limitations. The
locations. “Design for an aging popu- location enables seniors to remain
lation does not mean specific and in an area with an already diverse
Senior Building Program
isolated facilities or initiatives tacked population of race, economic status A new multifamily building contains
onto existing designs, but rather in- and age. The concept includes three apartments for seniors — Aria’s se-
tegrating quality and inclusive design mixed-use residential buildings set nior living component — and public
into daily life and the urban fabric around a courtyard. wellness areas. The apartments range
that will last over time.” in size from 730-square-foot one-
bedroom units to 980-square-foot
two-bedroom units. Each features
an efficient, open floor plan as well
as universal design elements like
wider doorways, nonslip flooring and
pull-out shelves. Wearable monitors
use technology to track residents’
health in an unobtrusive way that
integrates health care services into
Residential units in the senior the home while maintaining seniors’
building are redesigned for independence and dignity. The smart
openness and flexibility, building also tracks energy and water
incorporating universal design usage by residents, appliances and
principles to ensure residents’ building systems.
safety and comfort.
2
KGD Architecture continued
On the lower levels, a lobby lounge
offers social opportunities for
residents. A public wellness center
provides on-site access to health
services, while a recreational/fitness IAL
MILLENN
center includes a series of pools,
weight rooms, walking loops and SE
N IO
classrooms. R
FAMILY
Millennial Building Program
A new building offers market-rate
and affordable apartments for
families of all ages. The ground floor
is energized by a variety of uses. De-
signed to foster intergenerational cu-
riosity, a children’s museum anchors
the space and serves as a learning
center for young and old. Visitors and
Aria is conceived as an infill project in downtown Silver Spring, Maryland, a vibrant
residents can also enjoy a ground-
urban center with a mix of multifamily housing, office and retail uses that is accessible
floor cafe with outdoor seating.
by public transportation.
Aria: The Public-use
Courtyard Building Sustainable
Aria Project Data
At the heart of the project, KGD has Systems
positioned a one-acre courtyard (the This 1 million-square-foot mixed-use
Aria is designed to create a healthy
“Aria”) as a large public-use space. project is comprised of three buildings
environment for residents while also
The Aria includes active areas like a around a one-acre public courtyard.
minimizing its impact on natural re-
performance amphitheater and the sources. In the senior living building, Family Building
cafe’s outdoor patio. Other uses are a green roof functions as a garden
more contemplative, like quiet gar- • 296,389 square feet
terrace, where residents can cultivate
dens with bird and butterfly habitats, • 15 stories
herbs, vegetables and fruits. Exterior
shaded seating and chess tables. The and interior green wall systems help • 300 affordable and market-rate
concept of the intentional community to maintain air purity throughout the apartments
is apparent in the courtyard, where building, as well as regulate humid- • Medical offices and other facilities
isolation can be replaced by social ity. The net result is less demand on on lower floors
interaction among people of all ages. mechanical HVAC systems. Beyond • $32 million renovation
their pleasing natural aesthetic, the
lush interior plantings absorb sound, Senior Building
reducing noise levels throughout the • 348,174 square feet
building. An on-site treatment plant • 15 stories
collects gray water and rainwater to • 277 apartments for independent
irrigate the green roof, green walls seniors
and exterior landscaping.
• Lobby lounge and public wellness
center
Energy production systems are also
located on the rooftop. Photovoltaic • $66 million new construction
panels and microturbines capture en-
Millennial Building
ergy from the sun and wind. This off-
sets the energy used to produce hot • 379,900 square feet
water for the community (typically 30 • 20 stories
A multigenerational, mixed-income percent of a multifamily complex’s • 330 affordable and market-rate
development, Aria will provide total electrical use). The system also apartments
affordable senior housing, com- has the capacity to return electricity • Ground-floor children’s museum,
munity spaces and both affordable to the grid, in effect allowing Aria to amphitheater, cafe
and market-rate apartments for function as a micro-utility, supplying • $74 million new construction
clean energy to others and contrib-
families.
uting to the welfare of the greater
community. n
3
Meyer
Continuing Care Urban Community
The apartment market is
experiencing strong demand
and the most accessible
funding it has seen since
1980. However, four- to five-
acre development parcels The addition of
are getting harder to find. elevators, active
courtyards and
This scarcity is driving up community spaces
the price of land and mak- throughout each
ing it unprofitable to develop floor can trans-
form sturdy older
projects like new senior garden apartment
living facilities, according to complexes into
Meyer. affordable housing
for seniors.
As millennial renters move to newer,
more upscale apartments or become
homebuyers, Meyer contends that
“garden apartments will be the
losers, especially older, three-story Meyer believes these older garden Existing apartment complexes
walk-up garden apartments.” The apartment complexes can be trans- typically do not require land devel-
architecture firm perceives this formed into senior living facilities. “In opment, zoning or town approvals,
challenge as an opportunity to de- order to keep the aging population in which increases their speed to market
velop senior living facilities in these their current neighborhoods, as well as and helps these projects to pencil out.
aging apartment complexes, citing provide a safe, healthy and stimulat- Utilities are already in place. Giving the
a growing need for housing that ing place to live, Meyer’s Big Idea is to buildings a face-lift can achieve “a big
lower-to-middle-income seniors can repurpose these old, three-story garden impact, for not a lot of cost,” contends
afford. Many older garden apartment apartment complexes into Continuing Meyer. A rainscreen system reclads the
complexes are comprised of dated Care Urban Communities,” the firm exteriors, improving curb appeal while
but sturdy brick buildings located in explains. The complexes could also utilizing the existing core and shell.
what Meyer calls “urban/suburban” provide market-rate housing units for In some cases, the brick facade can
locations, near services and infra- younger people and those who work support a new fourth floor. The ability
structure that seniors need. as caregivers to the elderly. to reuse 60 percent of the existing
Independent living apartments are located close to the Amenity Center, which houses
a fitness center, indoor pool, bistro, community room and more.
4
Meyer continued
building and site work represents
another large savings.
Meyer recommends renovating the
in-place structures in phases, to
maintain income from the property.
Once renovated, the units will bring
in higher rents to cover the costs LIFE CENTER
of care and services that will be AMENITY CENTER
provided in other elements of the INDEPENDENT LIVING /
project. APARTMENTS
REHAB
The Continuing Care FUN COURTYARD
Urban Community
(GOLF, BOCCE, SHUFFLEBOARD)
REFLECTIVE COURTYARD
Meyer demonstrates how the con- (GARDEN)
cept would work by using an existing RELAX COURTYARD
(FIRE PIT, TIKI BAR)
garden apartment complex in Up-
per Darby, Pennsylvania, outside THE LAWN
Philadelphia, as a case study. Built WINTER GARDEN / FITNESS / POOL
in the 1960s, the complex contains
300 units, with one parking space An existing garden apartment complex serves as a case study for the Continu-
per unit. ing Care Urban Community (CCUC). Built in the 1960s, it contains 300 units.
Two-thirds of the apartments would be redeveloped as affordable senior housing
Three of the existing buildings in
while the other one-third would be redeveloped as market-rate units. Medical
the redeveloped Continuing Care
Urban Community (CCUC) com- services, recreational facilities and other amenities would be added.
plex contain apartments, including
studio, one-bedroom, one-bedroom
In the “Fun” courtyard, residents services. Upper floors contain class-
large, two-bedroom and two-bedroom
can engage in activities like golf, rooms, a bistro, lounge and dining
large units. To meet residents’ needs
bocce and shuffleboard. The “Re- area. These amenities are open to
and allow them to “age in place,”
flective” courtyard offers a garden the public, to promote social interac-
a range of support services are
experience and the “Relax” court- tion among seniors and the surround-
available, from independent living
yard features a fire pit and tiki bar. ing community. Connected to the
to assisted living to “assisted living
Life Center is the Rehab Wing, with
plus.” The design concept also
sets aside one-third of the CCUC’s The Life Center units for short-term rehabilitative
A four-story building comprises the care, nursing stations and lounges.
units as market-rate apartments, to
encourage caregivers to live in the Life Center, where residents can ac-
community they serve. cess a state-of-the-art clinic plus an The Amenity Center
on-site pharmacy and other medical Recreation options abound in the
Each apartment building is sited Amenity Center. The first floor
around a different type of courtyard. comprises a fitness center, a game
Fiber cement siding (non-combustible)
room and an indoor pool bordered by
¾” metal “hat channel” screwed through
continuous insulation into 2x4 wood furring a winter garden. On the second floor,
2x4 wood furring “lapconned” into CMU seniors can enjoy an art studio, com-
Rockwool insulation (non-combustible) puter lab, general activities room and
Rigid insulation dining area. The third floor houses
Liquid-applied water control layer a theater, spa, beauty salon, lounge
and pizza kitchen. n
CCUC Project Data
• 342,460 square feet, including Life
Concrete masonry unit (CMU)
a.k.a. block wall Center and Amenity Center
• 300 affordable and market-rate apart-
To improve curb appeal, existing brick facades are updated using a rainscreen ments
system. Panels of fiber cement siding and metal “hat-channel” attach to the
• Total estimated design and construction
existing core and shell in an attractive, waterproof wall cladding treatment. cost (does not include the cost of land
and existing buildings): $35,292,000
5
Ware Malcomb
Mixed-use Medical Campus
Rapid advances in medi-
cine and technology are
transforming how and where
people maintain their health
and, when necessary,
receive medical care.
Wearable devices provide real-time
data both to wearers and health
care providers. Everyday objects like
refrigerators and chairs with network
connectivity will create an Internet
of Things that can track a person’s
choices and preferences — and
interpret them to create preventative
and prescriptive care programs. Gene
therapy can now identify trouble at a
molecular level, early on, and devise
individualized treatment options.
When diagnosis is required, it might
be delivered via telemedicine, with
virtual consultations through apps, or
at microclinics or kiosks, near where
a patient lives or works. Health care
services will be diffused throughout
The site plan for Mixed-use Medical Campus includes (from left to right), the
the community, not just available
Mind Nexus, Heart Nexus, Spirit Nexus and Body Nexus. A solar smart roof
at dedicated facilities. “Mobile
technology will be built into move- incorporates photovoltaic film technology to generate electricity, and also acts
able equipment, not the structure,” as a conductor and receiver of satellite communications.
predicts Ware Malcomb.
The firm expects these technological
and medical advances to change how
traditional hospital services are deliv-
ered. “Acute care hospitals remain,
but shift to treating complex cases
of disease or trauma,” explains Ware
Malcomb. In place of the traditional
hospital, the design firm envisions a
new kind of health care facility. Its
Mixed-use Medical Campus “is a
place that promotes the nourishment
of the mind, body and spirit.”
This translates into a facility with
spaces for education, medical
consultation and treatment, fitness
activities and more.
Body Nexus
Space needs will shift in the medical office of the future, with more areas In the Healing Center, patients
devoted to telemedicine and collaborative team space, delivering health care receive consultation and treatment
to patients both on-site and remotely. in a collaborative environment. This
area includes medical offices, clini-
6
Ware Malcomb continued
cal support services and a medical
procedure unit.
”Remote data collection, along with
increased reliance on virtual consul-
tations will reduce the need for space
dedicated to examination rooms,”
explains Ware Malcomb. But “addi-
tional space will be required for team
collaboration and telemedicine.”
In procedure areas, digital transpar-
ent screen technology will allow
medical information to be shown to
the patient as well as shared among
medical personnel during remote
telepresence meetings. Full-height sliding smart glass doors open into the exam rooms. The unique glazing
system changes from transparent to opaque glass when the door slides closed. LED
Technological advances will also
lighting around the perimeter of the hard-lid ceiling illuminates the room cost effect-
affect radiology space needs, as
hand-held microimaging devices will ively. The walls can be used for image projection and double as writable surfaces.
reduce the need for large radiol-
ogy equipment. A wide variety of
customized products — ranging from Health Nexus open-air observation prow. One level
tissues and molds for joints, to sterile With an emphasis on maintaining down, a meditation deck provides
case items like stents and tools, to health, the Wellness Center contains a quiet space overlooking a water
disposable items — will be created a fitness facility in spa-like surround- garden and reflecting pool, as well as
as needed using 3-D printers. As a ings. Visitors can take advantage of additional meditation areas.
result, storage needs will be reduced. a rock-climbing wall and access both
The four elements of the Mixed-use
indoor workout areas and outdoor
Medical Campus can be constructed
Mind Nexus space for activities like yoga and tai
in a phased manner and are de-
The Education Center houses the chi. Health-related retail space is
signed so that each component can
education, behavioral health and located on the ground floor.
operate autonomously. Says Ware
administration components of the Malcomb, “This allows for flexibility
Mixed-use Medical Campus. It Spirit Nexus to incorporate components as budget
features individual and group therapy Connected to the rest of the campus and context permits.” n
rooms as well as classrooms and a by a skywalk, the Spirit Nexus com-
larger community hall, which can be prises the “sanctuary component.”
used for meetings and special events On the upper level, a juice and Mixed-use
as well as educational activities like herbal tea bar with a canopy deck Medical Campus
demonstrations of nutritious cooking. offers refreshments and anchors the
Project Data
• Mind Nexus: 42,325
square feet
• Heart Nexus: 16,825
square feet
• Body Nexus: 53,575
square feet
• Spirit Nexus: 1,175
square feet
• Total estimated cost:
$45,880,000
By Sheila Kelly Vertino,
former editor-in-chief of
Development magazine and
A skywalk connects the sanctuary area in the Spirit Nexus to the rest of the complex. In the Heart a freelance writer based in
the Washington, D.C., area.
Nexus, active fitness options include a rock climbing wall and open air workout deck.
7
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